10 Kirkdale Avenue, Leeds, West Yorkshire, LS12 6AP

Description

Two-bedroom freehold property requiring refurbishment, with proposed plans to convert into a three-bedroom family home. The property is arranged over three floors and extends to approximately 120.3 sq. m (1,294 sq. ft). It requires refurbishment and modernisation and benefits from proposed architectural plans for a three-bedroom house. Proposed alterations are subject to necessary consents and approvals where required.

Accommodation

Ground floor: substantial reception room measuring approximately 5.30m x 4.80m, separate kitchen and WC. First floor: two bedrooms, one with an en-suite shower room. Cellar space and rear garden area. The listing also states an approximate floor area of 82 sq. m (882 sq. ft). Proposed accommodation: entrance hallway, living room, kitchen/dining area, ground-floor WC, three bedrooms and family bathroom.

Location

Situated in an established residential area of Leeds, conveniently positioned for local amenities, schools, shops and transport connections. Leeds city centre is within easy reach.

Tenure / Property Information

Investment Analysis

The five supplied completed sales on Kirkdale Avenue range from £182,500 to £282,500, with a simple average of £222,700. They are all recorded as semi-detached freeholds, whereas the subject is only described as a two-bedroom freehold property and has conflicting stated floor areas of approximately 82 sq. m and 120.3 sq. m. The proposed three-bedroom layout may not be reflected in the comparables. Accordingly, £222,700 is an indicative evidence-based base GDV only, not a formal valuation.

Investment Snapshot

Strategy Recommendation

Potential refurbishment and BRRR/hold opportunity at the guide, subject to measured works, legal-pack review, planning/building-regulation confirmation and valuation evidence. Do not establish a maximum bid until the missing costs and proposed layout are verified.

Works Required

Refurbishment and modernisation, including consideration of the proposed conversion from two bedrooms to a three-bedroom family layout, kitchen/dining arrangement, ground-floor WC and family bathroom. Proposed alterations remain subject to necessary consents and approvals. No specific defects or costed works schedule is supplied.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £45,000 guide, the known £3,600 admin charge gives a pre-works, pre-other-fees acquisition figure of £48,600. A 75% refinance against the indicative £222,700 base GDV would be approximately £167,025. Cash left in cannot be calculated because no refurbishment budget, legal costs, search fees, seller-cost reimbursement, transfer fees or finance costs are supplied. The strategy depends on confirming the works scope, consents and post-works valuation.

Buy-to-Let Analysis

The only rental evidence is one advertised asking rent of £1,175 pcm for a two-bedroom property in LS12; it is not an achieved rent and may not reflect the refurbished or proposed three-bedroom layout. This equates to £14,100 annually and 31.33% against the £45,000 guide before refurbishment, fees, finance, tax and voids. A reliable net or all-in BTL yield cannot be established because refurbishment costs and several auction charges are unknown. Against the indicative GDV scenarios, the gross rent yield is approximately 4.99% to 7.73%.

Flip Analysis

A flip appraisal cannot be completed reliably because no refurbishment cost allowance or supported selling-cost allowance is provided. The indicative base GDV is £222,700, but the subject-to-GDV comparability is limited because the supplied sales are semi-detached and the subject's floor area is inconsistent in the listing. Estimated flip surplus is therefore unsupported.

Investor Risks & Due Diligence

• Refurbishment scope and cost are not supplied.

• Proposed three-bedroom alterations are subject to necessary consents and approvals.

• The listing gives conflicting approximate floor areas of 82 sq. m and 120.3 sq. m.

• All supplied sold comparables are recorded as semi-detached, limiting direct comparability.

• The £1,175 pcm figure is an advertised asking rent rather than achieved rent.

• Additional search, seller-cost, legal and transfer charges may apply under the Special Conditions of Sale.

• No passing rent, occupancy information or confirmed post-refurbishment rental evidence is supplied.

Recommendation

Potential refurbishment and BRRR/hold opportunity at the guide, subject to measured works, legal-pack review, planning/building-regulation confirmation and valuation evidence. Do not establish a maximum bid until the missing costs and proposed layout are verified.

Strategy Rating

Analysis Confidence

There is useful local sold-price evidence, a guide price, one advertised rent and an admin charge, but the comparables differ in recorded property type, the floor area is inconsistent, refurbishment costs are absent, the proposed conversion is not confirmed and additional auction charges are unknown.