10 Victoria Avenue, Leeds, West Yorkshire LS9 9DG

Description

This four bedroom, terraced house is ideally situated on a popular tree-lined street and is to be sold via traditional auction on 21st October. Internally, the property does require refurbishment, having been tenanted for numerous years. However, once completed, this would make an excellent family home or rental investment. On-street parking is available, and a rear yard is also included.

Accommodation

Lower Ground Floor: Cellar. Ground Floor: Kitchen, living room and utility room. First Floor: Two bedrooms and bathroom. Second Floor: Bedroom. Externally: Rear yard.

Location

Located within Osmondthorpe, 1.5 miles east of Leeds, within the selective licensing area. Popular with commuters due to bus routes and easy access to motorway networks. Ample amenities are within a short drive.

Tenure / Property Information

Investment Analysis

Supplied comparable sales range from £100,000 to £158,000. The most relevant recent evidence is £126,750 on the same street, while £158,000 provides an upper scenario. Indicative base GDV is set at £130,000, subject to refurbishment condition and the conflicting bedroom descriptions.

Investment Snapshot

Strategy Recommendation

Proceed only after inspection and legal-pack review. The property may suit a BTL or owner-occupier strategy, but refurbishment costs must be established before bidding.

Works Required

General internal refurbishment is required following numerous years of tenancy. The precise scope and cost require inspection and legal-pack review; no specific defects are evidenced.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR outcome cannot be reliably established because refurbishment costs, finance costs and a confirmed achieved rent are unavailable. At the indicative £130,000 GDV, 75% refinance is £97,500 before lending costs and valuation risk.

Buy-to-Let Analysis

Advertised asking rents indicate £975–£1,150 pcm, equivalent to an indicative gross yield of approximately 9.00%–10.62% at the £130,000 guide price, before refurbishment, finance, operating costs and fees. These are asking rents, not achieved rents. Guide-price buyer/admin and search charges are at least £2,460 before other possible charges.

Flip Analysis

Indicative resale GDV is assessed at £122,500–£158,000, with a £130,000 base case. Flip surplus cannot be calculated because refurbishment costs and selling costs are unsupported.

Investor Risks & Due Diligence

• Refurbishment scope and cost are not provided.

• The description states four bedrooms, while the property data and accommodation indicate three.

• Rental evidence comprises advertised asking rents rather than achieved rents.

• Additional auction disbursements and seller/legal charges may apply.

• Comparable properties' condition and specification are not provided.

• Selective licensing may create compliance requirements for letting.

Recommendation

Proceed only after inspection and legal-pack review. The property may suit a BTL or owner-occupier strategy, but refurbishment costs must be established before bidding.

Strategy Rating

Analysis Confidence

Several same-street sold comparables and rental asking evidence are available, but refurbishment costs, achieved rent, legal-pack costs and the property's precise bedroom count are uncertain.