The listed price of £30,000 seems reasonably priced considering the sale is of land with planning permission for a new build. However, the price does not reflect the need for significant investment in new construction. The surrounding property prices seem to suggest the area is relatively expensive (prices of houses in the nearby streets run in the hundreds of thousands). While the price of the land is modest given the location, the requirement to build from scratch significantly impacts overall value proposition.

Based on the provided photographs, the existing structure appears to be an old and dilapidated garage/shed. It is in need of significant repair or demolition, as per the planning permission granted. The land itself shows signs of neglect and requires landscaping. This justifies a lower score for condition.

Cotterells Hill is situated in Boxmoor, Hemel Hempstead, which benefits from relatively easy access to transport links such as Hemel Hempstead train station (approx 1.9km away) providing links to London Euston. The area also has a good selection of schools nearby including South Hill Primary School and The Hemel Hempstead School, both rated ‘Good’ by Ofsted. The proximity to amenities and schools makes this location reasonably desirable, despite being a smaller, quieter residential area.

The plot size is small. While there’s enough space for a new garage and some planting as per the approved plans, it lacks the expansive garden space often associated with larger residential properties. Therefore, the land score is modest.