16 Raincliffe Street, Leeds, West Yorkshire, LS9 9LW

Description

Vacant freehold mid terrace house by order of a Housing Association. GIA (Source: EPC) approximately 71 sq m (764 sq ft).

Accommodation

Ground Floor - Reception Room, Kitchen; First Floor - Bedroom, Bathroom; Second Floor - Bedroom; Front Yard.

Location

The property is situated on the west side of Raincliffe Street. Extensive shops and amenities are available nearby within Leeds City Centre. Leeds Train Station is approximately 1.6 miles to the west. The A64 is readily accessible. East End Park is nearby.

Tenure / Property Information

Investment Analysis

The supplied completed sales on Raincliffe Street range from £89,250 to £150,000. The two most recent sales were £126,000 in January 2025 and £150,000 in May 2026. A cautious base GDV of £126,000 is used because the comparable properties' condition, size and specification are not provided. The £115,000–£150,000 scenario range reflects the supplied comparable evidence only and is not a formal valuation.

Investment Snapshot

Strategy Recommendation

Investigate as a potential BTL or value-led purchase only after viewing, confirming achievable rent and obtaining a full cost schedule. Do not rely on the headline GDV or rent range without property-specific verification.

Works Required

No specific defects or refurbishment requirements are evidenced. A physical inspection, EPC review and contractor assessment are required before allowing for works.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £126,000 base GDV, 75% refinance would be approximately £94,500. Cash left in cannot be calculated because refurbishment costs, buyer/admin charges and other acquisition costs are not supplied. The strategy depends on buying materially below GDV and confirming condition and rent.

Buy-to-Let Analysis

The two advertised rental figures support a broad asking-rent range of £635–£1,000 pcm, equivalent to £7,620–£12,000 annually. Against the £75,000 guide, this indicates a gross yield range of approximately 10.16%–16.00%, before voids, management, maintenance, finance, tax and acquisition costs. The evidence is not specific enough to establish an achievable rent.

Flip Analysis

Using the £126,000 base GDV, a resale surplus cannot be calculated because refurbishment costs, acquisition costs and selling costs are unsupported. The supplied comparable range suggests potential value, but the subject property's condition and exact comparable specifications are unknown.

Investor Risks & Due Diligence

• The property condition and any required works are not evidenced.

• Rental figures are advertised asking rents rather than achieved or passing rents, and are not confirmed as property-specific.

• Buyer premium, admin charges and other acquisition costs are not supplied.

• Comparable sale condition, floor area and specification are not provided.

• The £150,000 comparable may not be directly comparable despite being on the same street.

Recommendation

Investigate as a potential BTL or value-led purchase only after viewing, confirming achievable rent and obtaining a full cost schedule. Do not rely on the headline GDV or rent range without property-specific verification.

Strategy Rating

Analysis Confidence

There are several same-street completed sales and two advertised rents, but no condition report, property-specific rental evidence, buyer fees, admin charges, EPC rating, council tax or refurbishment quotations.