4 Benjamin Street, Liversedge, WF15 7HX

Description

Situated in a cul-de-sac off Union Road, close to local shopping facilities and a short drive from the amenities available in Dewsbury Town Centre including Dewsbury Train Station. Dewsbury Country Park is also nearby. A End of Terrace House requiring modernisation with accommodation arranged on Two Floors comprising: First Floor: Bedroom (One), Bedroom (Two), Bathroom/WC. Ground Floor: Entrance Hall, Living Room, Kitchenette. Cellar. Front Yard.

Accommodation

First Floor: Bedroom (One), Bedroom (Two), Bathroom/WC. Ground Floor: Entrance Hall, Living Room, Kitchenette. Cellar. Front Yard.

Location

Situated in a cul-de-sac off Union Road, close to local shopping facilities and a short drive from the amenities available in Dewsbury Town Centre including Dewsbury Train Station. Dewsbury Country Park is also nearby.

Tenure / Property Information

Investment Analysis

The only highly relevant evidence is two sales of 6 Benjamin Street: £59,000 in November 2020 and £115,000 in November 2021. A further Benjamin Street sale was £75,000 in 2006. These are historic and do not establish the subject property's current value or condition-adjusted value. An indicative evidence range of £59,000–£115,000 is used, with £87,000 as a simple midpoint only; a current valuation remains uncertain.

Investment Snapshot

Strategy Recommendation

Treat as a refurbishment-led opportunity requiring a full inspection, legal review and updated local valuation before bidding. The guide is below the historic same-street sales, but the evidence is too limited to support a reliable maximum bid or confirmed flip/BTL strategy.

Works Required

The property is described as requiring modernisation. Scope should be confirmed by inspection and may include updating the kitchenette, bathroom, decoration and floor finishes, together with testing any relevant services. No specific defects or refurbishment costs are evidenced. The cellar and front yard should also be inspected, but no works are assumed without supporting evidence.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A potential BRRR route is indicated only by the low guide relative to historic same-street sales. However, refurbishment costs, current market value, rent, finance costs and total acquisition costs are not sufficiently evidenced. At the indicative £87,000 GDV, 75% refinance proceeds would be £65,250, but cash left in cannot be calculated reliably.

Buy-to-Let Analysis

BTL analysis cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. The £1,500 buyer premium is known, but refurbishment, finance, operating and other completion costs are not quantified.

Flip Analysis

A resale case cannot be quantified because no refurbishment allowance, purchase price outcome, selling costs or current comparable evidence is supplied. The historic same-street evidence gives an indicative GDV range of £59,000–£115,000, but the subject requires modernisation and the comparables' condition is unknown.

Investor Risks & Due Diligence

• Historic comparables vary materially from £59,000 to £115,000.

• The property is stated to require modernisation, but the extent and cost of works are unknown.

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

• Additional seller fees may apply under the special conditions of sale.

• Buyer must fund the stated £1,500 premium and comply with the 10% deposit requirement subject to the £5,000 minimum.

Recommendation

Treat as a refurbishment-led opportunity requiring a full inspection, legal review and updated local valuation before bidding. The guide is below the historic same-street sales, but the evidence is too limited to support a reliable maximum bid or confirmed flip/BTL strategy.

Strategy Rating

Analysis Confidence

There are relevant same-street completed sales and a stated guide price, but the comparables are historic, condition and size are not provided, and there is no rental or refurbishment cost evidence.