21 Highlands Close, Stourton, Leeds, West Yorkshire

Description

A one bedroom first floor flat. The property forms part of a purpose built building and benefits from private access. In need of modernisation. Vacant.

Accommodation

Ground Floor - Entrance Hallway. First Floor - Reception Room, Bedroom, Kitchen, Bathroom/WC.

Location

Located on Highland Grove, accessed off Highlands Drive and Ring Road Middleton. Shopping amenities are available locally and accessed off Ring Road Middleton. Recreational amenities are available nearby at Daffil Woods, and Hunslet Park. Transport Leeds - LNER, CrossCountry, Transpennine Express, Northern.

Tenure / Property Information

Investment Analysis

The only supplied completed comparable is 27 Highlands Close, a leasehold flat sold for £62,000 on 11 April 2026. This supports an indicative base GDV of £62,000, subject to differences in condition, position and lease terms. The flat is described as needing modernisation, but no works quotation or cost evidence is supplied. The £595–£695 pcm figures are advertised asking rents, not achieved rents.

Investment Snapshot

Strategy Recommendation

Consider only as a conditional buy-to-let or light refurbishment purchase after reviewing the legal pack, confirming the new lease terms and obtaining a detailed works budget. Do not rely on the apparent yield or BRRRR margin without verified costs and achieved rent evidence.

Works Required

Modernisation of the flat as required, based on the description. Specific works, condition issues and costs are not evidenced, so no quantified refurbishment allowance is appropriate.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At a £62,000 indicative GDV, 75% of GDV is £46,500. This is only £1,500 above the £45,000 guide before refurbishment and acquisition costs. Because refurbishment costs and buyer/admin charges are not supplied, cash required and refinance viability cannot be established.

Buy-to-Let Analysis

The supplied advertised asking rents are £595–£695 pcm, equivalent to £7,140–£8,340 annually. Against the £45,000 guide, this indicates a gross yield range of approximately 15.9%–18.5% before refurbishment, finance, service charge, insurance, management, voids and other costs. Achieved rent and total project costs are not evidenced, so the investment yield cannot be fully established.

Flip Analysis

The supplied comparable supports a £62,000 base GDV, but refurbishment costs, selling costs and acquisition charges are unavailable. A reliable flip surplus or maximum bid therefore cannot be calculated.

Investor Risks & Due Diligence

• Modernisation is stated but its scope and cost are unknown.

• Rental figures are advertised asking rents rather than achieved rents.

• Only one completed comparable is supplied.

• Buyer, administration, service charge and other ownership costs are not provided.

• The new 990-year lease and other legal terms require review in the legal pack.

• The property is vacant and no occupancy income is currently evidenced.

Recommendation

Consider only as a conditional buy-to-let or light refurbishment purchase after reviewing the legal pack, confirming the new lease terms and obtaining a detailed works budget. Do not rely on the apparent yield or BRRRR margin without verified costs and achieved rent evidence.

Strategy Rating

Analysis Confidence

One recent completed comparable and two advertised rental figures are supplied, but there is no refurbishment cost, buyer/admin fee, service charge, achieved rent, detailed lease information or selling-cost evidence.