28 Bright Street, Mirfield, West Yorkshire

Description

A three-bedroom mid terrace property offering excellent scope for renovation and modernisation throughout. The property benefits from an additional strip of land, which offers the potential for off-road parking and/or the construction of a garage as there is a dilapidated outbuilding onsite already, which will require demolishing, clearing and landscaping. The accommodation is arranged over two floors and would make an ideal starter home, family home or renovation project. The current layout provides three bedrooms, with further potential to reconfigure the first floor to create two larger bedrooms if preferred, subject to any necessary consents.

Accommodation

Ground Floor: Entrance Hallway, Lounge and Dining Kitchen. First Floor: Landing, Three Bedrooms and Bathroom / Wc. External: Gardens to the Front and Rear with Additional Strip of Land/Potential Parking Area.

Location

Ideally situated in the popular town of Mirfield, the property is well placed for a range of local shops, schools and amenities. Mirfield occupies a convenient position between Dewsbury and Brighouse, with good road links via the A644 and easy access to the M62 (J.25) and M1 (J.40) making it ideal for commuters.

Tenure / Property Information

Investment Analysis

The strongest evidence is the £210,000 completed sale of 11 Bright Street in August 2025, although the condition and specification of that property are not supplied. Earlier same-street sales were £173,500 in 2021 and £145,000 in 2020. A base GDV of £210,000 is therefore used, with £173,500 as a lower evidence point. The subject requires renovation and has a dilapidated outbuilding, so the £210,000 figure should not be treated as a formal valuation without a survey and detailed specification comparison.

Investment Snapshot

Strategy Recommendation

Proceed only as a conditional renovation project after confirming the outbuilding, heating, EPC, permissions and full works cost. The evidence supports investigating a flip or owner-occupier renovation, while BTL appears attractive on guide-price gross yield but is untested against total costs and achievable rent.

Works Required

Renovation and modernisation throughout as required by inspection; demolish and clear the dilapidated outbuilding and landscape the area. Investigate the additional land for off-road parking. Any garage construction or first-floor reconfiguration would be subject to required consents. Scope and costs require a survey and contractor quotations.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £210,000 base GDV, 75% refinance would be £157,500. This exceeds the £120,000 guide by £37,500 before the £1,800 documentation fee, refurbishment, finance, tax and any seller charges. The amount of cash potentially left in cannot be calculated because the works budget and total acquisition costs are unsupported.

Buy-to-Let Analysis

The only rental evidence is an advertised asking rent of £1,250 pcm for three-bedroom properties in West Yorkshire, equating to £15,000 per year. Against the £120,000 guide, this indicates a 12.5% gross yield before works, finance, management, maintenance, voids and other costs. A yield on total project cost cannot be established because refurbishment costs and any seller fees are unknown. The rent is asking evidence, not achieved rent.

Flip Analysis

The £210,000 base GDV provides a potentially meaningful gross spread over the £120,000 guide, but no refurbishment budget, selling allowance, finance costs or full purchase costs are available. A reliable flip surplus and maximum bid therefore cannot be calculated. The project should only proceed after a full survey, measured works schedule and contractor pricing.

Investor Risks & Due Diligence

• Renovation scope and cost are not quantified.

• The dilapidated outbuilding requires demolition, clearance and landscaping.

• Garage construction, parking works and first-floor reconfiguration may require permissions or consents.

• EPC and heating information are currently unavailable.

• The £1,250 pcm figure is an advertised asking rent rather than achieved rent and is not specifically confirmed for this property.

• The £210,000 comparable's condition and specification are unknown.

• The seller may charge additional completion fees under the Special Conditions of Sale.

Recommendation

Proceed only as a conditional renovation project after confirming the outbuilding, heating, EPC, permissions and full works cost. The evidence supports investigating a flip or owner-occupier renovation, while BTL appears attractive on guide-price gross yield but is untested against total costs and achievable rent.

Strategy Rating

Analysis Confidence

There is useful same-street sold-price evidence, guide price and one rental asking figure, but no confirmed condition survey, EPC, heating details, refurbishment budget, achieved rent, selling costs or complete fee schedule.