garden land with no access

[mrsoldbatty]

Hello would anyone have any idea how much garden land is worth in a leafy part of south east London. It's 'landlocked' by other houses and gardens so can't be developed and has covenants that say it can only be used as garden land. Plot is about 14m by 17m. The circumstances are complicated but it would be useful to know how a piece of land that can only ever be a garden is valued...
Thanks

It is worth what someone will pay.

A similar piece near me went for £9.5K in 2007 but it had the appearance of non legal access (which the new owners had a fight for and it is definitely legally watertight no access now). The other similar land went for varying amounts from 4 - 30K.

It depends if it is possible to twist a few arms and buy access from one of the gardens or not. If this can be done, then the price will rocket.

Thanks Melamin. It's a legally separate piece of land in land registry terms but already part of one the gardens and has been for 40yrs. It can only ever have value to that garden or the neighbours. The question is tied up with a divorce of an elderly relative decades ago and the TR1 for the separate land not being signed away, although the main house and garden were. We're trying to work out whether there are tax liabilities now the transfer has been made decades later because the divorce records no longer exist. Getting access and a formal valuation isn't straightforward but if that kind of land has no real value because it can't be developed it may not be an issue anyway so trying to work out whether it's a storm in a teacup or whether we need to face it head on and sort it out in some way... Yuk! :)

Instruct an experienced surveyor to prepare a valuation report. The valuation will be dependent on how it can be accessed and they will take that into consideration. It'll cost a few £100s.

Thanks wowfudge - sadly the present resident isn't keen...we're caught between two parties...

At loss what to do so if there were any ball-park ideas re inaccessible land value or how to work out value it would be helpful to at least judge scale of what the relative who signed land away is facing ie something worth a few small thousands or something more significant. The extra land is about 1/4 of the total plot of the house and garden so without it there is still already a significant garden so not clear whether it would be deemed to be adding value as such...

You could write to the householders of all potentially interested parties i.e. anyone whose property could annexe this landlocked plot to their existing garden and invite offers.

Market value would be set according to interest and what they'd be prepared to pay. After all, it doesn't matter if an experienced surveyor puts a price on it, if no one wants to buy.

What Enrique said makes sense and is probably your best course of action.

We once bought a piece of landlocked land at the end of our garden for around £300 back in 1992, but was smaller than the plot you describe. Unfortunately, with only three possible purchasers at the time (and the other two not interested), the land wasn't deemed valuable, although it added around 40' to the length of our 60' garden.

If the land has been used by one house as a garden for 40 years, they should now own it by adverse possession.