35 Simpson Grove, Leeds, West Yorkshire LS12 1QG

Description

This substantial through terrace property fronts both Simpson Grove and Mitford Terrace and has been most recently used as five studio flats. Now offered with vacant possession, we believe a buyer is likely to reconfigure the property to form fewer but larger flats, subject to the necessary consents being obtained, or simply revert back to a single dwelling. Interested parties should be aware that Japanese knotweed was identified in garden on our inspection.

Accommodation

Cellar: Room. Ground Floor: Two rooms and shower room. First Floor: Two rooms and shower room. Second Floor: Room, kitchen and shower room. Externally: Yards to the front and rear.

Location

The property is located within the Leeds selective licencing area in Armley, just a couple of miles to the West of Leeds city centre.

Tenure / Property Information

Investment Analysis

Completed sales on Simpson Grove range from £129,950 to £143,000, averaging approximately £136,390. These are terraced-house comparables, but bedroom count, condition and configuration are not supplied. A cautious base GDV is therefore £136,390, subject to resolving the existing studio layout and required consents.

Investment Snapshot

Strategy Recommendation

Proceed only after reviewing the legal pack and obtaining planning, licensing, Japanese knotweed and works advice. Do not rely on the guide-to-GDV spread without a quantified project budget.

Works Required

Obtain legal, planning and licensing advice regarding the five-studio configuration and any proposed reconfiguration or return to one dwelling. Complete only evidenced works required by inspection and address the identified Japanese knotweed through specialist advice. No refurbishment cost evidence is supplied.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

BRRR analysis cannot be quantified because refurbishment costs, compliant end-use, achievable rent and finance costs are not supplied. The £90,000 guide is below the comparable sales range, but the studio configuration, consents and Japanese knotweed create material uncertainty.

Buy-to-Let Analysis

The only rental evidence is an £850 pcm advertised asking rent in LS12 4. It is not an achieved rent and is not sufficiently specific to this five-studio or single-dwelling property, so a reliable rent and yield cannot be established.

Flip Analysis

Comparable completed sales suggest a value range of £129,950–£143,000. Flip profit cannot be calculated because works, professional costs, selling costs and legal/licensing requirements are unknown.

Investor Risks & Due Diligence

• Japanese knotweed identified in the garden.

• Reconfiguration or use as flats may require necessary consents.

• Current five-studio layout and compliance status are not evidenced.

• Selective licensing applies in the area.

• Additional legal, search, transfer and seller-cost disbursements may be payable.

• Rental evidence is an advertised asking rent rather than achieved rent and is not directly property-specific.

Recommendation

Proceed only after reviewing the legal pack and obtaining planning, licensing, Japanese knotweed and works advice. Do not rely on the guide-to-GDV spread without a quantified project budget.

Strategy Rating

Analysis Confidence

There are several same-street completed sales and a guide price, but no condition budget, property-specific achieved rent, planning/licensing evidence, selling costs or legal-pack disbursements.