A new report on the flattened site of Greyfriars Bus Station in Northampton says redeveloping it is going to be costly and complicated.
Montagu Evans were hired to investigate potential uses for the land left behind after the notoriously grim looking Greyfriars was demolished using explosives in March 2015.
But the feasibility study says none of the possible uses for the land, ranging from full residential to a mix of commercial, leisure and residential, are forecasted to break even.
The option most likely to return a profit would be turning it over to housing but that could cost £3 million more than it would bring in.
The council is now looking for short term uses for the site and is investigating pedestrianising a section of Greyfriars Road to help connect it with the town centre.