Side of 21a, Newcastle, Staffordshire, ST5 9HQ

Description

Current vacant plot situated in the location of Cross Heath. Auction House have not visited or inspected the land. Purchasers are deemed to rely on their own enquiries regarding any possible development potential, planning, consents or rights over the land. Outline planning approved under reference 25/00365/OUT. Approximate total area of 200m². Architects' drawings of a possible proposed dwelling. Development within the area has been approved over the last 10 years. The property is offered for sale by auction.

Location

Situated in Cross Heath, Newcastle-under-Lyme, with views towards Newcastle town centre, Bet365 and Royal Stoke Hospital.

Tenure / Property Information

Investment Analysis

The supplied completed sales on King Street range from £70,000 to £140,000, but they are houses rather than development land and no floor area, dwelling specification or direct plot comparables are provided. The outline planning approval under reference 25/00365/OUT and architects' drawings indicate possible development potential, but GDV cannot be reliably estimated without reviewing the planning and legal documentation, proposed dwelling details, access, services, rights and constraints. The land has not been inspected by the auctioneer.

Investment Snapshot

Strategy Recommendation

Proceed only after independent review of the legal pack, planning permission, drawings, access, services, rights and development viability. Do not bid on a calculated GDV or maximum bid until these matters and full build costs are confirmed.

Works Required

No refurbishment scope is evidenced. Any works would relate to a potential new-build development, subject to verification of the outline permission, detailed design, building regulations, access, services, ground conditions and other required consents.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR strategy cannot be underwritten from the evidence. The purchase price, development costs, completed dwelling specification, achievable rent and refinance value are all unsupported. The £1,000 buyer premium and £1,200 administration charge are known fixed charges, while further disbursements may apply.

Buy-to-Let Analysis

BTL analysis cannot be established because no sufficiently specific rental evidence, proposed accommodation details or development cost evidence is supplied. The plot is vacant and is not a currently lettable property.

Flip Analysis

A flip appraisal cannot be reliably calculated. The supplied £70,000–£140,000 sales are completed house transactions and do not establish the value of this 200m² plot or the completed proposed dwelling. No build cost, professional fee, finance cost, selling cost or supported GDV is provided.

Investor Risks & Due Diligence

• The auctioneer has not inspected the land.

• Purchasers must make their own enquiries regarding development potential, planning, consents and rights.

• Outline planning approval and architects' drawings are referenced but their detailed contents and conditions have not been supplied.

• The completed sales evidence relates to houses, not directly comparable development land.

• The plot is vacant and no rental evidence is available.

• Further disbursements may include search fees, sellers' costs, legal fees and transfer fees, with amounts not supplied.

Recommendation

Proceed only after independent review of the legal pack, planning permission, drawings, access, services, rights and development viability. Do not bid on a calculated GDV or maximum bid until these matters and full build costs are confirmed.

Strategy Rating

Analysis Confidence

There is useful location, tenure, area, planning-reference and fee information, plus nearby completed house sales, but the land has not been inspected and the evidence does not establish the proposed dwelling, costs, value, rent or development constraints.