12, Westfield Court, Huddersfield, West Yorkshire, HD5 9JE

Description

Leasehold semi-detached house

Accommodation

First floor: Three bedrooms, bathroom/wc. Ground floor: Reception room, kitchen, conservatory, cloakroom/wc. Outside: Garden, drive.

Location

The property is located on Westfield Court which lies off Carr Green Lane. Shopping amenities are available within Huddersfield Town Centre to the west, with further shops, bars and restaurants in Wakefield City Centre to the east. Public transport links are available at Huddersfield Train Station and Lockwood Train Station to the south west, along with local bus services. Road links include the A629 to the south and the A62 to the west. Tolson Park is located to the south.

Tenure / Property Information

Investment Analysis

Completed-sale evidence is mixed. The most recent comparable supplied, 27 Westfield Court, sold for £105,000 in February 2023; another same-street comparable sold for £125,000 in 2018. The two sales for 17 Westfield Court are materially higher and may reflect unreported differences. A cautious HB range is £105,000–£125,000, with £120,000 used as the base GDV, broadly aligned with the guide. The 73–74 years remaining lease, unknown ground rent and service charge may constrain value and mortgageability.

Investment Snapshot

Strategy Recommendation

Conditional BTL may be the most suitable strategy if the lease, service charge, ground rent, mortgageability and property condition are acceptable. Do not bid on the basis of the headline yield alone; BRRR and flipping require costs and lease information first.

Works Required

No specific defects or required refurbishment works are supplied. Obtain a survey and budget only after confirming condition, lease terms, service charge, ground rent, heating and parking. Any works allowance is unsupported by the evidence.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At a £120,000 base GDV, 75% refinance is approximately £90,000. A cash-left-in calculation cannot be established because refurbishment costs, service charges, ground rent, seller fees and other acquisition costs are unknown. The short remaining lease may also affect refinance availability and valuation.

Buy-to-Let Analysis

The two advertised rental listings support a range of £875–£895 pcm, with £885 pcm used for the annual illustration. This equates to £10,620 per year and an estimated 8.85% gross yield on the £120,000 guide, before finance, voids, management, maintenance, service charge and lease costs. These are asking rents rather than achieved rents, and no passing tenancy is evidenced.

Flip Analysis

A resale range of £105,000–£125,000 is indicated by the supplied comparables, but no condition-based works budget or selling-cost allowance is available. A reliable flip surplus and maximum bid therefore cannot be calculated. The short lease creates additional resale and finance risk.

Investor Risks & Due Diligence

• Only 73–74 years remain on the lease, with extension terms and costs unknown.

• Annual ground rent, service charge and review provisions are unknown.

• The property condition, heating and parking arrangements are not evidenced.

• Rental figures are advertised asking rents, not achieved or passing rents.

• Seller’s additional completion fees may apply but are not quantified.

• Comparable sale evidence is inconsistent, including materially higher historic sales for 17 Westfield Court.

Recommendation

Conditional BTL may be the most suitable strategy if the lease, service charge, ground rent, mortgageability and property condition are acceptable. Do not bid on the basis of the headline yield alone; BRRR and flipping require costs and lease information first.

Strategy Rating

Analysis Confidence

There are two rental asking-price indicators and several completed sales, but comparable values vary materially and key costs, condition, lease charges, occupancy and sale fees are missing.