Primrose Field, Frome Mill Farm, Nibley Lane, Nibley, South Gloucestershire

Description

Freehold 1.6-acre parcel of elevated equestrian paddock with vehicular access and hardstanding direct from Nibley Lane and from the lower access track. Existing stables and tack store, independent metered water supply, and sold with vacant possession. The paddock has been used for equestrian purposes for many years and may suit a wide range of uses, subject to gaining the necessary consents.

Accommodation

1.6-acre equestrian paddock with existing stables and tack store; hardstanding and vehicular access

Location

Nibley is a village in the South Gloucestershire countryside, located 4.5 miles from the M4 motorway. Yate is nearby and has a train station with main line connections, a refurbished leisure centre, retail park including cinema and restaurants, and a large shopping centre. Chipping Sodbury is also accessible from Yate.

Tenure / Property Information

Investment Analysis

The £50,000+++ guide is the only relevant pricing evidence supplied. The sold comparables are residential dwellings on Nibley Lane, not equestrian land, so they do not support a reliable market value or GDV for this 1.6-acre paddock. The known buyer premium is £1,800 including VAT, giving a guide-level acquisition cost of £51,800 before legal, finance, tax and any works. Potential alternative uses are expressly subject to necessary consents.

Investment Snapshot

Strategy Recommendation

Consider only as an equestrian land/use asset after confirming condition, access, water arrangements and planning position. Do not underwrite residential development or a rental strategy without further evidence and consents.

Works Required

No refurbishment scope or condition defects are evidenced. Inspect and maintain the existing stables, tack store, hardstanding, vehicular access and independent metered water supply, subject to survey findings. Any change of use or development would require assessment of the necessary consents.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

BRRR is not supported by the evidence. There is no residential accommodation, refurbishment budget, GDV, finance assumption or refinance valuation, and any alternative use is subject to consents.

Buy-to-Let Analysis

A BTL yield cannot be established. The only rental evidence is a £425 pcm advertised asking rent for a two-bedroom house in Yate, which is not comparable to vacant equestrian paddock land with stables and no residential accommodation evidenced.

Flip Analysis

A flip surplus cannot be calculated because no land or equestrian-property GDV, resale evidence or supported selling allowance is provided. The residential sold comparables are not sufficiently comparable to establish resale value.

Investor Risks & Due Diligence

• Any alternative use or development is subject to obtaining the necessary consents.

• Residential dwelling comparables supplied are not directly comparable to the equestrian paddock.

• Condition and repair requirements for the existing stables, tack store, hardstanding, access and water infrastructure are not evidenced.

• No supported GDV, resale value or rental income is available.

• The £1,800 buyer premium is payable on exchange, and an £6,800 security deposit is required for auction registration with the balance due within 24 hours if successful.

• The extended completion period is eight weeks unless earlier completion is mutually agreed.

Recommendation

Consider only as an equestrian land/use asset after confirming condition, access, water arrangements and planning position. Do not underwrite residential development or a rental strategy without further evidence and consents.

Strategy Rating

Analysis Confidence

The guide price, tenure, acreage, existing facilities and buyer premium are supplied, but there are no comparable land sales, planning information, condition survey, works budget, residential accommodation details, or relevant achieved rental evidence.