17 High Lees Road, Halifax, HX2 8TF

Description

A Semi-Detached House requiring modernisation with accommodation arranged on Two Floors comprising: First Floor: Bedroom (One), Bedroom (Two), Bedroom (Three), Bathroom/WC. Ground Floor: Entrance Hall, Living Room, Kitchen/Diner, Utility Room. Front Garden. Garden at Rear.

Accommodation

First Floor: Bedroom (One), Bedroom (Two), Bedroom (Three), Bathroom/WC. Ground Floor: Entrance Hall, Living Room, Kitchen/Diner, Utility Room. Front Garden. Garden at Rear.

Location

Situated off Hambleton Drive, close to local shopping facilities and a short drive from the amenities available in Halifax Town Centre including Halifax Train Station. Mixenden Urban Park is also nearby.

Tenure / Property Information

Investment Analysis

The only completed comparable supplied is 34 High Lees Road, a freehold semi-detached property sold for £90,000 in November 2016. It is on the same road and broadly matches the subject property, but the evidence is dated and no current comparable sales or condition-adjusted valuation are supplied. A £90,000 base GDV is therefore only a limited evidence-based working assumption, not a formal valuation.

Investment Snapshot

Strategy Recommendation

Proceed only as a conditional value-add opportunity after inspection, current comparable research and firm refurbishment quotations. Do not rely on the £90,000 GDV or £1,200 rent without updated evidence.

Works Required

Modernisation is required, but the evidence does not specify individual defects or the scope of works. Obtain a full inspection and contractor quotations before bidding; no unsupported works allowance has been assumed.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the £90,000 dated comparable as a provisional GDV, 75% refinance would be £67,500. However, refurbishment costs, the final purchase price and total acquisition costs are unknown, so cash left in and BRRR viability cannot be calculated. The dated GDV assumption requires current valuation evidence.

Buy-to-Let Analysis

The supplied rental evidence is one advertised asking rent of £1,200 pcm for a three-bedroom house in HX2, not an achieved rent. This equates to £14,400 annually and 48% gross yield against the £30,000 guide only. A meaningful total-cost BTL yield cannot be established because refurbishment costs, purchase price achieved and any additional seller fees are unknown.

Flip Analysis

A flip assessment cannot be completed reliably because no refurbishment budget, current resale comparables or supported selling-cost allowance is provided. The £90,000 figure is based solely on a 2016 same-road sale and should not be treated as a current resale value.

Investor Risks & Due Diligence

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

• The £90,000 comparable completed in 2016 may not represent current market value.

• The £1,200 pcm figure is an advertised asking rent rather than achieved rent.

• The final auction price is unknown and may exceed the £30,000 guide.

• The seller may charge additional completion fees under the special conditions, which have not been supplied.

• The buyer must fund the balance of the 10% deposit subject to a £5,000 minimum, plus the £1,500 buyer premium within 24 hours.

Recommendation

Proceed only as a conditional value-add opportunity after inspection, current comparable research and firm refurbishment quotations. Do not rely on the £90,000 GDV or £1,200 rent without updated evidence.

Strategy Rating

Analysis Confidence

The property description, guide, tenure, vacancy, one dated comparable and one advertised rent are supplied, but current sales evidence, detailed condition, refurbishment costs, achieved rent, final purchase price and complete fee schedule are absent.