1, Salisbury Mews, LEEDS, West Yorkshire, LS18 5QR

Description

Leasehold ground floor flat

Accommodation

One bedroom, reception room, kitchen, bathroom/wc

Location

The property is located on Salisbury Mews. Shopping amenities can be found locally within Horsforth Town Centre. Public transport links are available at Horsforth Train Station to the north west and Kirkstall Forge Train Station to the south west, along with a network of local bus services serving the surrounding areas. The property is served by road links including the A6120 to the south. Recreational pursuits can be found at Horsforth Hall Park to the south west.

Tenure / Property Information

Investment Analysis

Same-development leasehold sales range from £108,000 to £128,000, with the latest supplied sale at £117,500 on 30 June 2025. As bedroom counts and condition are not supplied for the comparables, £117,500 is used as the base GDV, with £108,000 low and £128,000 high scenarios. These are indicative evidence-based scenarios, not a formal valuation.

Investment Snapshot

Strategy Recommendation

Conditional BTL or BRRR appraisal only, subject to legal-pack review, inspection, confirmation of leasehold charges and validation of achievable rent. Do not rely on the headline yield or bid without these checks.

Works Required

No specific repair or refurbishment works are evidenced. Confirm condition, lease terms, service charge, major works exposure and any required works through inspection and the legal pack before bidding.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the guide plus the known £1,800 administration charge, the analysed cost is £56,800 before any unquantified works or seller fees. A 75% refinance against the £117,500 base GDV would be £88,125, implying £31,325 cash released before finance, tax and transaction costs. This is highly dependent on the comparables being appropriate, achievable rent, lender valuation, leasehold costs and the legal pack.

Buy-to-Let Analysis

Using the supplied £1,550 pcm advertised asking rent as an indicative proxy, annual rent is £18,600. This produces a gross yield of approximately 33.8% on the £55,000 guide and 32.7% on the £56,800 purchase-plus-known-cost figure. The rent evidence is for LS18 4 rather than the subject LS18 5QR and is an asking rent, so the result requires direct letting-agent validation. Service charge, ground rent, finance, management, maintenance, voids, tax and any seller fees are not supplied.

Flip Analysis

The supplied same-development sales support a base GDV of £117,500, but no refurbishment budget, selling-cost allowance, condition evidence or seller fees are available. A reliable flip surplus therefore cannot be calculated. On the known purchase and administration cost alone, the base GDV is £60,700 above cost before works and selling costs, but this is not a net profit estimate.

Investor Risks & Due Diligence

• Lease information is awaited and must be checked in the legal pack.

• The seller may charge additional completion fees, but the amount is not supplied.

• No service charge, ground rent or major works information is provided for the leasehold flat.

• The £1,550 pcm figure is an advertised asking rent in LS18 4, not an achieved rent for LS18 5QR.

• No property condition or refurbishment information is supplied.

• The comparable sales do not state bedroom counts or condition, limiting GDV precision.

• EPC is rated D.

Recommendation

Conditional BTL or BRRR appraisal only, subject to legal-pack review, inspection, confirmation of leasehold charges and validation of achievable rent. Do not rely on the headline yield or bid without these checks.

Strategy Rating

Analysis Confidence

Same-development completed sales provide useful GDV evidence, but comparable bedroom details, property condition, leasehold charges, achievable rent, seller fees and refurbishment requirements are not supplied. The only relevant rent evidence is an asking rent from a different LS18 postcode sector.