185, Woodhead Road, Holmfirth, West Yorkshire

Description

This Victorian Grade II Listed, stone built property provides excellent potential for an investor looking for something to add value to and sell on or use as a buy to let purchase. The property is situated within the popular village of Holmbridge surrounded by countryside views, walking and cycling routes and just a short distance by car to the historic town of Holmfirth where further amenities such as pubs and restaurants can be found. After necessary refurbishments this property would also suit a buyer looking for something to turn into a holiday home for own use or for rental purposes.

Accommodation

Ground Floor: Entrance, Lounge, Kitchen Diner. First Floor: Landing, Two Bedrooms and Bathroom. Second Floor: Attic Room.

Location

Situated within the popular village of Holmbridge, surrounded by countryside views, walking and cycling routes, and a short distance by car from the historic town of Holmfirth, where pubs and restaurants can be found.

Tenure / Property Information

Investment Analysis

The most relevant evidence is 169 Woodhead Road, a leasehold terrace, which sold for £133,000 on 14 November 2025. Other same-road sales are materially older and range from £107,500 to £123,000. A provisional base GDV of £133,000 is supportable from the recent comparable, but condition, specification and exact comparability are not confirmed. The £128,000 guide leaves limited apparent headroom before refurbishment, acquisition and selling costs.

Investment Snapshot

Strategy Recommendation

Do not bid solely on the current evidence. Proceed only if a survey, listed-building review and legal-pack checks confirm manageable works, acceptable service charge and ground rent, and a materially lower purchase price is available.

Works Required

Undertake the necessary refurbishment referred to by the auctioneer, subject to survey and the legal pack. Potential works should include improving the EPC from F where practical and addressing any defects identified in this Grade II Listed property. Listed-building consent requirements must be checked before works are specified.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £128,000 guide, the purchase is already close to the provisional £133,000 base GDV before refurbishment and other costs. A 75% refinance of the base GDV would be approximately £99,750, but total project cost and cash left in cannot be calculated without works, lease-cost and fee information. The lease has a long stated term, but service charge and ground rent remain unknown.

Buy-to-Let Analysis

A BTL appraisal cannot be established because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. The £1,800 inclusive-of-VAT administration charge, unknown service charge and ground rent, refurbishment cost and any seller-charged fees would also need to be confirmed.

Flip Analysis

A recent same-road sale supports a provisional £133,000 GDV, only £5,000 above the guide. Flip profitability cannot be established because refurbishment costs, seller-charged fees and selling costs are not supplied. The guide therefore appears to offer limited margin before project costs.

Investor Risks & Due Diligence

• Grade II Listed status may constrain refurbishment and require consent.

• EPC rating is F and the cost of improvement is unknown.

• No specific rental evidence is available, so BTL income and yield cannot be assessed.

• Annual service charge and ground rent are awaited.

• The seller may charge additional completion fees, which are not quantified.

• The guide is close to the provisional recent-comparable GDV before works and transaction costs.

• The property is leasehold and the legal-pack terms require review despite the stated long lease.

Recommendation

Do not bid solely on the current evidence. Proceed only if a survey, listed-building review and legal-pack checks confirm manageable works, acceptable service charge and ground rent, and a materially lower purchase price is available.

Strategy Rating

Analysis Confidence

There is one recent same-road completed sale, but refurbishment costs, rental evidence, property condition, service charge, ground rent, seller fees and detailed specification are unavailable.