Wood Yard, Kiln Lane, Elmswell, Bury St. Edmunds, Suffolk

Description

A parcel of land measuring 3.89 acre (stms) adjacent to the A14. Some 10 miles to the east of Bury St Edmunds and running parallel with the A14 is this 3.89 acre parcel of land. The property has gated access from both Kiln Lane and the slip road serving the businesses opposite. Having operated as a commercial wood yard previously, we believe there is considerable potential for alternative use (STPP). The previous owner also had temporary consent to live on the land in his mobile home although this has lapsed.

Location

Adjacent to the A14, approximately 10 miles east of Bury St Edmunds, running parallel with the A14. Gated access is available from Kiln Lane and the slip road serving the businesses opposite.

Tenure / Property Information

Investment Analysis

The £150,000 guide price is not independently supported by the supplied evidence. The sold comparables are on the same road but are different properties, mainly residential or other built assets, and do not establish the value of this 3.89-acre parcel of land. Alternative use is only described as having potential subject to planning permission (STPP), so no supported GDV or maximum bid can be calculated.

Investment Snapshot

Strategy Recommendation

Treat as a speculative land and planning opportunity only. Proceed only after satisfactory legal-pack review and planning, access and alternative-use due diligence; do not rely on residential development value.

Works Required

No physical works are evidenced. The key requirement is planning, legal and access due diligence regarding any proposed alternative use; the previous temporary consent to live in a mobile home has lapsed.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

BRRR is not currently supportable because there is no evidenced residential use, no supported planning consent, no GDV, no refurbishment budget and no refinancing valuation. The lapsed temporary residential consent is a material limitation.

Buy-to-Let Analysis

BTL is not assessable. The asset is land with no accommodation or sufficiently specific rental evidence, and no passing rent or auctioneer rent estimate is supplied.

Flip Analysis

A flip analysis cannot be quantified. There is no supported resale value, planning consent or project-cost allowance. The nearby sold comparables concern different built properties and cannot be used as a direct land GDV.

Investor Risks & Due Diligence

• Alternative use is only potential and expressly subject to planning permission.

• The previous temporary consent to live on the land in a mobile home has lapsed.

• No supported land-specific valuation or GDV is supplied.

• No rental income is evidenced, so income-based returns cannot be established.

• The land is adjacent to and runs parallel with the A14, which may affect future use, amenity and planning considerations; the supplied evidence does not quantify the impact.

• Buyer premium and admin charge total £2,700 including VAT, with possible additional disbursements and other legal-pack or special-condition costs.

Recommendation

Treat as a speculative land and planning opportunity only. Proceed only after satisfactory legal-pack review and planning, access and alternative-use due diligence; do not rely on residential development value.

Strategy Rating

Analysis Confidence

The title, size, access, guide price and general former use are supplied, but there is no planning position for alternative use, no land-specific comparable evidence, no accommodation, no rent and no supported development or resale valuation.