10 Heathfield Street, Elland, HX5 9AU

Description

A terrace house requiring modernisation, situated on Heathfield Street, close to the amenities available in Elland Town Centre.

Accommodation

First Floor: Two Rooms. Ground Floor: Entrance Hall, Living Room, Shower/WC (not fitted). Lower Ground Floor: Kitchen. Garden at Rear.

Location

Situated on Heathfield Street, close to the amenities available in Elland Town Centre.

Tenure / Property Information

Investment Analysis

The strongest evidence is the completed sale of the same property, 10 Heathfield Street, for £65,000 on 12 June 2026. A nearby same-street terraced property sold for £94,000 on 10 April 2025, but its condition and accommodation are not supplied. The £48,000 and £41,000 historical sales are too old and/or less comparable. A supported indicative GDV range is therefore £65,000–£94,000, with £65,000 used as the base case; this is not a formal valuation and no post-refurbishment comparable is available.

Investment Snapshot

Strategy Recommendation

Proceed only as a condition-led refurbishment opportunity if inspection and legal review support the value evidence and the final purchase price leaves a substantial allowance for unknown works, costs and risk. Do not rely on BTL or BRRRR returns until rent and refurbishment costs are independently established.

Works Required

Modernisation of the terrace house, including investigation and completion of the stated unfitted shower/WC. The EPC is F, so energy-efficiency works may require assessment, but no specific defects or specification are evidenced.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £30,000 guide, the known buyer premium is £1,500 inclusive of VAT, before any unknown seller fees, works, finance and other acquisition costs. A 75% refinance against the £65,000 base GDV would be £48,750, but total project cost and cash left in cannot be calculated because refurbishment costs and other completion costs are not supplied. The same-address £65,000 sale provides some value support, but does not prove post-refurbishment value.

Buy-to-Let Analysis

BTL cannot be underwritten from the supplied evidence because no sufficiently specific rental comparable or auctioneer rent estimate is provided. Gross yield, operating returns and a supported maximum bid cannot be established. The property is vacant and requires modernisation, creating additional void and works uncertainty.

Flip Analysis

The evidence-supported value indication is £65,000 in the base case and up to £94,000 using the nearby same-street sale. A flip surplus cannot be calculated because refurbishment costs, finance, selling costs and any applicable seller fees are unknown. The apparent guide-to-value spread should not be treated as profit.

Investor Risks & Due Diligence

• The property requires modernisation, but the extent and cost of works are unknown.

• The EPC is F and no heating or parking information is supplied.

• No sufficiently specific rental evidence is available, so BTL yield cannot be established.

• The £94,000 nearby sale may not be directly comparable because its condition and accommodation are not supplied.

• The seller may charge additional completion fees under the special conditions, but no amount is provided.

• The buyer must fund the balance of the 10% deposit, subject to the stated £5,000 minimum, and the auction purchase is subject to the supplied premium and special conditions.

Recommendation

Proceed only as a condition-led refurbishment opportunity if inspection and legal review support the value evidence and the final purchase price leaves a substantial allowance for unknown works, costs and risk. Do not rely on BTL or BRRRR returns until rent and refurbishment costs are independently established.

Strategy Rating

Analysis Confidence

There is a recent completed sale for the exact address and one nearby same-street sale, but no bedroom count, refurbishment budget, rental evidence, detailed condition, finance costs or seller-fee information is supplied.