20 Wellington Road, Ilkley, LS29 8HR

Description

A Terrace House requiring modernisation with accommodation arranged on Two Floors.

Accommodation

First Floor: Bedroom (One), Bedroom (Two), Bedroom (Three), Shower Room/WC. Ground Floor: Living Room, Kitchen, Sun Room. Garden at Rear.

Location

Situated off Railway Road, close to the amenities available in Ilkley Town Centre and travelling facilities including Ilkley Train Station. Darwin Gardens is also nearby.

Tenure / Property Information

Investment Analysis

Five completed sales on Wellington Road range from £210,000 to £315,000. The median is £300,000, supported by the £300,000 Wellesley Court sale and nearby £290,000 and £315,000 sales. The £210,000 sale demonstrates material local variation, while the subject requires modernisation and has no stated parking, heating or measured floor area. A cautious evidence-based GDV range is £210,000–£315,000, with £300,000 as the base scenario; this is not a formal valuation.

Investment Snapshot

Strategy Recommendation

Do not rely on the guide price alone. Proceed only after a building survey, quantified modernisation budget, rental appraisal and review of special-condition fees; otherwise the investment case is not sufficiently evidenced.

Works Required

Modernisation of the house, including review and upgrading of the kitchen, shower room/WC, decoration and general finishes as required. The evidence does not identify specific defects or support a quantified works budget.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £150,000 guide, the known purchase cost including the £1,500 buyer premium is £151,500 before works and any seller charges. A 75% refinance against the £300,000 base GDV would be £225,000, but cash left in cannot be calculated without a supported refurbishment budget and other completion costs. Survey, rental evidence and special conditions are required.

Buy-to-Let Analysis

BTL analysis cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is provided. The property is vacant and requires modernisation, so rent, operating costs and post-works yield require further evidence.

Flip Analysis

The completed sales support a base resale scenario of £300,000, with an evidence-based range of £210,000–£315,000. A flip surplus cannot be calculated because no refurbishment allowance, selling allowance or complete project-cost figure is supported.

Investor Risks & Due Diligence

• The property requires modernisation, but no quantified works budget is available.

• Comparable sale prices vary materially from £210,000 to £315,000 and the comparables' condition and accommodation details are not supplied.

• No sufficiently specific rental evidence is available, so BTL yield cannot be established.

• Seller fees may be payable under the special conditions, but their amount is not provided.

• The property has EPC E and no heating or parking details are supplied.

• Vacant possession means there is no passing rent to evidence current income.

Recommendation

Do not rely on the guide price alone. Proceed only after a building survey, quantified modernisation budget, rental appraisal and review of special-condition fees; otherwise the investment case is not sufficiently evidenced.

Strategy Rating

Analysis Confidence

There are five relevant completed sales on the same road and a clear guide price, but no measured floor area, detailed condition schedule, refurbishment budget, rental evidence, parking/heating information or complete fee schedule.