The Coach House 2, Launceston Road, Bodmin, PL31 2AT

Description

Freehold Building and Land on a site of approximately 2,179 sq ft. Plans have been prepared for the demolition of the existing structure and proposed erection of one four-bedroom detached dwelling. A planning application has not been submitted. Copies of the proposed plans are available for inspection. McHugh & Co make no representations or warranties with regard to this scheme and/or the validity of the aforementioned plans. Buyers must rely on their own enquiries regarding development potential, permissions required and any previous planning history in respect of the site.

Location

Situated on Launceston Road, close to the amenities available in Bodmin Town Centre and travelling facilities including Bodmin Parkway Train Station.

Tenure / Property Information

Investment Analysis

The property is a vacant freehold building and land site of approximately 2,179 sq ft. Plans have been prepared for demolition of the existing structure and construction of one four-bedroom detached dwelling, but no planning application has been submitted and the auctioneer gives no warranty regarding the scheme or planning position. The single supplied comparable is a £915,000 detached freehold sale in the same postcode from 2021, but insufficient detail is provided to establish that it is comparable or to support a GDV. No supported GDV, works cost, rent or maximum bid can therefore be established.

Investment Snapshot

Strategy Recommendation

Treat as a high-risk speculative development opportunity only after independent planning, title, access, services, demolition, construction-cost and end-value due diligence. Do not rely on the prepared plans or the supplied comparable as evidence of viability.

Works Required

Demolish the existing structure and potentially construct one four-bedroom detached dwelling in accordance with the prepared plans, subject to planning permission, building regulations, technical due diligence and confirmation of development viability.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

BRRR cannot be assessed reliably. The proposed four-bedroom dwelling has no submitted planning application, no supported GDV, no construction-cost estimate and no rental evidence. Refinance proceeds and cash left in cannot be calculated.

Buy-to-Let Analysis

BTL cannot be assessed because the property is currently a development site, the proposed dwelling is not consented or built, and no sufficiently specific rental evidence or auctioneer rent estimate is supplied. No rental yield can be established.

Flip Analysis

A development flip may be possible if planning permission and construction viability are secured, but the evidence does not support a GDV, development budget, selling allowance or resale surplus. The supplied 2021 comparable alone is insufficient for a valuation.

Investor Risks & Due Diligence

• No planning application has been submitted for the proposed four-bedroom dwelling.

• The auctioneer makes no representation or warranty regarding the plans, development potential or required permissions.

• The existing structure may require demolition, but no demolition or construction cost estimate is supplied.

• No supported GDV or sufficiently specific comparable evidence is available.

• No rental evidence is available, preventing BTL or refinance income analysis.

• Additional seller fees may be payable under the special conditions of sale, but their amount is not supplied.

• The £1,500 buyer premium is payable in addition to the purchase price.

Recommendation

Treat as a high-risk speculative development opportunity only after independent planning, title, access, services, demolition, construction-cost and end-value due diligence. Do not rely on the prepared plans or the supplied comparable as evidence of viability.

Strategy Rating

Analysis Confidence

Planning has not been submitted; the proposed scheme is expressly not warranted; and there is no supported development cost, GDV, rental evidence, accommodation schedule, planning history or relevant detailed comparable evidence.