Site Planning Report - auction lots
Planning report for auction property - before you bid
The legal pack tells you whether you can safely buy the lot. This report tells you whether the plan behind the price is achievable and what the lot is worth to you: planning history verified by reference, constraints, the likely route, end value, build cost and a bid ceiling. £395 fixed, no VAT, delivered within 24 hours of payment.
Built for the auction timetable
Auction catalogues typically drop around three weeks before the sale, legal packs sometimes only days before, and exchange happens when the hammer falls. The professional checks most buyers would like to run do not fit that window: a chartered planner's advice note runs £1,500-£5,000 over 4-6 weeks, and a RICS Red Book valuation £750-£1,500 over 2-3 weeks. This report is delivered within 24 hours of payment, so ordered in catalogue week it is back before the viewing, the legal pack review and the finance deadline.
What it answers that the legal pack does not
A solicitor's legal pack review costs roughly £300-£600 including VAT and covers title, searches and contract terms. It is essential, and it expressly does not cover planning potential or value. The two checks answer different questions, and a development lot needs both.
The legal pack review covers
Can I safely take ownership on these terms?
- Title register and title plan
- Local authority and water searches
- Special conditions of sale and contract terms
- Leases, tenancies and replies to standard enquiries
The Site Planning Report covers
Is the plan achievable, and what is the lot worth to me?
- Every planning application at the address, verified by reference on the council register - what was actually approved, the conditions, the deadlines
- Constraints: conservation area, listing, Article 4, flood zone, TPOs, green belt
- Whether permitted development or prior approval routes genuinely engage for the intended use
- The likely planning route and its trade-offs: PD, prior approval or full application
- Comparable approvals and refusals on nearby streets, by reference
- End value from sold comparables, benchmarked build cost, fees and contributions
- A bid ceiling: the most the lot is worth at a real developer’s profit hurdle
Eight sections, the same structure on every report. Every report is verified against primary sources, with a published sources audit and a refund guarantee.
Five real reports on five real 2026 auction lots
Every published sample is a real pre-purchase appraisal on a real 2026 auction lot or listing, published as the complete watermarked PDF. Read them before you spend a pound: this is exactly the document you would take into the room.
Aylesbury, Buckinghamshire
Moderate6.3-acre former football ground, outline consent for 42 dwellings · Allsop - guided £2.75m March 2025, drew no bids; last traded £800k in 2019, before consent
Guided at £2.75m and drew no bids. At a real developer’s profit hurdle the land is worth £1.61m - and the room agreed.
South Oxhey, Hertfordshire
ModerateFour-bed semi with three live consents · Auction House London - bought at auction for £576,000, March 2026
Three live consents, all verified at source. But at £576k the two-flat split sits above its £317k developer ceiling - this works as a home, not a flip.
Southall, West London
ModerateCleared backland plot, ~600 sqm, no consent · Backland plot offered without planning consent · intent-led appraisal · LB Ealing
No consent on the record, so the report prices the probability. The residual is £225k if consent lands - but at a 55-60% likelihood the rational bid is £131k.
Walthamstow, East London
ConstrainedMixed-use - ground-floor laundrette with flat over · Auction House London - offered for the conversion thesis, unsold, now £650,000 by negotiation
The ground floor is a Sui Generis laundrette, so the Class MA fast-track never engages. As a conversion the £650k ask is a loss; the building is worth £480-560k as it stands.
Lichfield, Staffordshire
ModeratePart-built shell, three live consents for 22 flats · Auction House London - bought at auction for £450,000, February 2026
A part-built shell, abandoned since 2021. At £450k it returns 16.9% profit on cost if the standing structure is sound - and that "if" is the whole deal.
One price, fixed before you pay
- Fixed per property, simple or complex
- Pay only after coverage is confirmed
- Delivered within 24 hours of payment
- PDF plus structured JSON data file
- 14-day quality guarantee
For buyers shortlisting more than one lot per catalogue.
For room regulars, buying agents and lenders working every catalogue.
How it works before an auction
Order in catalogue week, on every lot you are serious about. The report is back inside 24 hours of payment, which leaves the rest of the window for the legal pack review, the viewing and finance.
Send the lot
The auction listing link or the address, plus what you intend to do with it. About two minutes.
We confirm, you pay
An instant coverage check confirms the lot and you go straight to secure checkout. If it cannot, no payment is taken until we confirm coverage manually.
Report inside 24 hours
The full report lands in your inbox within 24 hours of payment: a PDF plus a structured JSON data file.
Auction questions, answered
How fast can I get a planning report before an auction?
Within 24 hours of payment, on any lot at any UK local planning authority. Auction catalogues typically drop around three weeks before the sale, so a report ordered in catalogue week leaves the rest of the window for the legal pack review, viewings and finance. If we are 24 hours late you get half your money back; at 48 hours, a full refund.
Is £395 worth it for a lot I might not win?
The report’s central output is a bid ceiling: the most the lot is worth to you once end value, build cost, fees, finance and profit are accounted for. That number works in every outcome. If you win below the ceiling, the report priced the deal. If bidding passes your ceiling, it stopped you overpaying, and one overpaid lot costs vastly more than the report. On one published 2026 sample, a site guided at £2.75m carried a calculated ceiling of £1.61m, and the room agreed: the lot drew no bids at the guide.
Does the auction legal pack cover planning potential?
No. The legal pack contains the title documents, searches and contract terms, and a legal pack review (typically £300-£600 including VAT) checks exactly those things. Neither assesses whether your intended scheme is achievable, what planning route it would take, what it would cost to build, or what the finished scheme would be worth. That is the half of pre-bid due diligence this report covers.
I bid on several lots per catalogue. Is there a multi-lot rate?
Yes. Multi-packs bring the per-report price down to £355 in a 3-pack (£1,065) or £308 in a 10-pack (£3,080). Credits can be spread across lots and catalogues. See the pricing page for the full ladder.
The next catalogue is already out
Send the lot link or the address. We confirm coverage before you pay a pound, and the report - planning route, risks, numbers and your bid ceiling - is in your inbox within 24 hours of payment.