18 Westfield Court, Westfield Road, Leeds, West Yorkshire, LS3 1DL

Description

Vacant leasehold self-contained ground floor flat arranged to provide a reception room, bedroom, kitchen and bathroom. GIA approximately 34 sq m (366 sq ft), sourced from the EPC. By order of a Housing Association.

Accommodation

Reception Room, Bedroom, Kitchen, Bathroom

Location

Situated on the west side of Westfield Road, opposite its junction with Rosebank Gardens. Extensive shops and amenities are available nearby within Leeds City Centre. Leeds Train Station is approximately 1.2 miles to the south east. The A58 is readily accessible, providing direct access onto the M621 motorway. Rosebank Park is nearby.

Tenure / Property Information

Investment Analysis

Same-address leasehold flat sales range from £90,000 in March 2026 to £128,000 in May 2025, with earlier sales up to £137,500. The latest comparable is the most relevant but the evidence does not confirm bedroom count, floor, size, lease length or condition. A cautious base GDV of £90,000 is used, with £90,000–£128,000 as the evidence-supported range. This is an estimate, not a formal valuation.

Investment Snapshot

Strategy Recommendation

Proceed only after reviewing the legal pack, lease length, ground rent, service charge, restrictions and any seller fees. At the guide, the comparable value gap appears attractive, but the supplied rent is too low to support a conventional BTL case. Do not bid without confirming leaseability, costs and resale comparability.

Works Required

No specific defects or refurbishment requirements are evidenced. Allow only for inspection, safety checks and any works identified after reviewing the legal pack and viewing; no reliable works allowance can be quantified.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the cautious £90,000 base GDV, 75% refinance is approximately £67,500. However, refurbishment costs, service charges, ground rent, legal-pack costs and other purchase costs are unknown, so cash recycling and refinance profitability cannot be established. The lease must be checked carefully before considering this strategy.

Buy-to-Let Analysis

The only rental evidence is an advertised asking rent of £75 pcm, equivalent to £900 per year. At the £45,000 guide this produces a nominal 2.0% gross yield before service charge, ground rent, management, maintenance, voids, finance and tax. This is weak, and the rent is not an achieved passing rent. Lease terms and property charges are also unknown, so BTL viability cannot be confirmed.

Flip Analysis

The same-address evidence supports a broad resale range of £90,000–£128,000, but differences between the sold flats are not provided. Works, acquisition costs, selling costs and any lease-related discount are unknown, so a reliable flip surplus cannot be calculated. The latest £90,000 sale provides limited support for the lower end of the range.

Investor Risks & Due Diligence

• Lease length, ground rent, service charge and other lease restrictions are not supplied.

• The £75 pcm figure is an advertised asking rent, not achieved or passing rent, and may not be representative.

• Comparable sale differences in size, bedroom count, floor, condition and lease terms are unknown.

• Additional seller or third-party fees may apply under the special conditions and addendum.

• No condition survey or quantified refurbishment allowance is available.

• Vacant possession creates reletting and void risk.

Recommendation

Proceed only after reviewing the legal pack, lease length, ground rent, service charge, restrictions and any seller fees. At the guide, the comparable value gap appears attractive, but the supplied rent is too low to support a conventional BTL case. Do not bid without confirming leaseability, costs and resale comparability.

Strategy Rating

Analysis Confidence

There are multiple same-address completed sales, but bedroom, size, lease and condition details for the comparables are unavailable. Rental evidence consists of one advertised asking rent, while lease terms, service charges, ground rent, works and additional fees are unknown.