28 Weavers Brook, Cumberland Close, Halifax, West Yorkshire, HX2 8NF

Description

Ideal investment opportunity. Vacant, two-bedroom apartment with long leasehold. A self-contained two-bedroom first-floor apartment held on a long lease, forming part of a small development comprising a two-storey block.

Accommodation

Ground Floor: Communal Entrance Hall and Mailboxes. First Floor Flat: Entrance Hall, Open Plan Living/Dining/Kitchen Area, Two Bedrooms and Shower Room. External: Communal Grounds.

Location

Situated in Ovenden, on the outskirts of Halifax, just off Keighley Road and approximately two miles from Halifax town centre. Close to a small parade of shops and bus stops. Halifax offers shopping, leisure and recreational facilities, together with road and rail links and access to the wider West Yorkshire region.

Tenure / Property Information

Investment Analysis

The evidence includes five completed sales in the same development, ranging from £37,000 to £77,000. The £77,000 sale is materially above the other evidence and is not used as the base case without further supporting detail. A base GDV of £40,000 is supported by the most recent £40,000 sale dated 22 May 2026, with a low scenario of £37,000 and high scenario of £48,500. The £35,000 guide is below the base GDV, but the £1,800 buyer documentation fee, unknown seller charges, unknown service charge/ground rent and unknown condition reduce certainty.

Investment Snapshot

Strategy Recommendation

Proceed only as a cautious, low-leverage BTL candidate if inspection confirms acceptable condition and the legal pack confirms manageable service charge, ground rent and seller costs. Do not rely on the £77,000 comparable or pursue a flip without a materially lower purchase price and confirmed costs.

Works Required

No specific defects or required works are evidenced. Allowance should therefore not be estimated until the legal pack, inspection and any management information are reviewed.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At a £40,000 base GDV, 75% refinance is £30,000. However, refurbishment cost, service charge, ground rent, seller charges and finance costs are not evidenced, so total project cost and cash left in cannot be calculated reliably. The long lease and vacant status may assist refinancing, subject to lender acceptance and legal-pack review.

Buy-to-Let Analysis

The only rental evidence is an advertised asking rent of £139 pcm, equivalent to £1,668 annually. This produces a gross yield of approximately 4.77% against the £35,000 guide before the £1,800 documentation fee, unknown seller charges, service charge, ground rent, maintenance, voids, management and finance costs. The rent is not an achieved passing rent, so BTL viability requires confirmation of achievable rent and all leasehold charges.

Flip Analysis

The base GDV of £40,000 provides only a nominal £5,000 difference above the £35,000 guide before the £1,800 buyer documentation fee and any works, seller charges, selling costs and finance costs. The resale case is therefore not sufficiently supported for a reliable flip surplus calculation.

Investor Risks & Due Diligence

• The £139 pcm figure is an advertised asking rent rather than an achieved or passing rent.

• Service charge and current ground rent information is unavailable.

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

• Property condition and any required refurbishment are not evidenced.

• The £77,000 comparable is materially higher than the other same-development sales and may not be directly comparable.

• Leasehold lender and resale acceptability should be confirmed despite the long remaining lease.

Recommendation

Proceed only as a cautious, low-leverage BTL candidate if inspection confirms acceptable condition and the legal pack confirms manageable service charge, ground rent and seller costs. Do not rely on the £77,000 comparable or pursue a flip without a materially lower purchase price and confirmed costs.

Strategy Rating

Analysis Confidence

There are several same-development completed sales and one rental listing, but condition, leasehold charges, seller fees, achieved rent and required works are unavailable.