17 Kelsall Grove, Leeds, West Yorkshire LS6 1QY

Description

A two bedroom terraced house, in Hyde Park, Leeds. The property has a central heating system, double glazing throughout, but would now benefit from some manageable improvements. Once completed, the property could become part of a portfolio, or sold on for a profit.

Accommodation

Lower Ground Floor: Two Store Rooms. Ground Floor: Lounge and Kitchen. First Floor: Landing, Bedroom and Bathroom. Second Floor: Landing and Bedroom.

Location

The area is very popular with student lets, and young professionals, due to its close proximity to Headingley and Leeds city centre. There are good bus routes, along Kirkstall Road, into Leeds.

Tenure / Property Information

Investment Analysis

The available evidence is limited to historic Land Registry sales on the same road, with the latest supplied sale at £90,000 in October 2017. The £98,500 guide is £8,500 above that latest comparable, but the sales are dated and no current comparable evidence or formal valuation is supplied. A reliable current GDV range cannot therefore be established. The buyer premium at the guide would be £1,800 because the 1.8% calculation falls below the stated minimum.

Investment Snapshot

Strategy Recommendation

Do not bid on the supplied evidence alone. Obtain the legal pack, inspect the property, confirm tenure and costs, obtain current local sales and rental evidence, and price the works before considering a purchase.

Works Required

The description supports only general manageable improvements. No specific defects, scope of works or refurbishment budget are supplied, so works should be confirmed through inspection and the legal pack before bidding.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be completed because current GDV, refurbishment cost, rent and finance assumptions are unsupported. The guide already exceeds the latest supplied comparable, before the £1,800 minimum buyer premium and any works or other legal-pack costs.

Buy-to-Let Analysis

The location is described as popular with students and young professionals, but no sufficiently specific rental comparable or auctioneer rent estimate is provided. Rent, gross yield and portfolio suitability cannot be quantified from the evidence.

Flip Analysis

A flip case cannot be reliably established. The latest supplied same-road sale was £90,000 in 2017, below the £98,500 guide, and no supported current GDV or selling-cost allowance is available. Any resale margin would also need to cover the buyer premium, refurbishment and other transaction costs.

Investor Risks & Due Diligence

• The guide exceeds the latest supplied same-road sale from 2017.

• No reliable rental evidence or passing rent is provided.

• The refurbishment scope and cost are unknown.

• Tenure, occupancy and other property details are not supplied.

• Additional fees may be stated in the Special Conditions of Sale.

• Buyer premium is payable at a minimum of £1,800, with no other admin charge supplied.

Recommendation

Do not bid on the supplied evidence alone. Obtain the legal pack, inspect the property, confirm tenure and costs, obtain current local sales and rental evidence, and price the works before considering a purchase.

Strategy Rating

Analysis Confidence

The evidence lacks tenure, occupancy, EPC, council tax, rental evidence, current comparables, refurbishment scope, GDV and legal-pack costs; the available sales are historic.