46 Myrtle Road, Golcar, Huddersfield, West Yorkshire, HD7 4EF

Description

A stone built, Grade II listed, ‘through by light’ weaver’s cottage believed to date back to the early to mid-1800s which is in need of a full programme of modernisation and sure to appeal to those looking for their next project. It is tucked away down this historic cobbled street and offers someone the potential to create a lovely home. Although it does require a lot of work, it is full of original character features waiting to be brought back to life. It has a stone flagged area to the front providing somewhere to sit out. The cottage is within a short walk of a range of shops, bars, and cafes in the nearby village of Golcar and just a short drive to nearby Slaithwaite where you will find more shops and facilities along with a train station where you can pick up the trans Pennine service. There is also easy access up to the M62 at junctions 23 & 24.

Accommodation

Ground Floor: Living Room, Kitchen. First Floor: Bedroom One, Bedroom Two, Bathroom. First Floor: Bedroom Three.

Location

Within a short walk of shops, bars and cafes in Golcar; a short drive to Slaithwaite, with additional shops, facilities and a train station providing access to the trans Pennine service. Easy access to the M62 at junctions 23 and 24.

Tenure / Property Information

Investment Analysis

Recent same-street sales were £124,500 and £142,000 in 2021–2022. A base GDV of £133,250 is a cautious evidence-based midpoint, subject to successful modernisation and listed-building constraints.

Investment Snapshot

Strategy Recommendation

Proceed only after reviewing the legal pack, confirming listed-building requirements and obtaining a detailed refurbishment budget. Do not rely on the guide price for a flip or BRRRR decision.

Works Required

Full programme of modernisation, while retaining original character features. Grade II listed status means relevant works may require consent. Scope and costs are not supplied.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Potentially suitable only if acquisition and modernisation costs remain controlled. A 75% refinance at the base GDV implies £99,937.50, but cash left in cannot be calculated without works and total-cost evidence.

Buy-to-Let Analysis

The sole rental evidence is an advertised asking rent of £575 pcm, implying £6,900 annually and 7.67% gross yield against the £90,000 guide. Net yield cannot be established because refurbishment, finance, operating costs and final purchase price are unknown.

Flip Analysis

Indicative resale value is supported by same-street sales of £124,500–£142,000. Flip surplus cannot be calculated because refurbishment, purchase-price outcome, selling costs and other disbursements are unknown.

Investor Risks & Due Diligence

• Grade II listed status may restrict or complicate modernisation and require consent.

• The property is described as needing a full programme of modernisation, but no works scope or cost estimate is supplied.

• The £575 pcm figure is an advertised asking rent, not an achieved passing rent.

• Auction administration, search fees and possible legal, transfer or seller-cost disbursements may apply.

• Final purchase price may exceed the £90,000 guide.

• EPC, heating and parking information are not supplied.

Recommendation

Proceed only after reviewing the legal pack, confirming listed-building requirements and obtaining a detailed refurbishment budget. Do not rely on the guide price for a flip or BRRRR decision.

Strategy Rating

Analysis Confidence

There are relevant same-street sold comparables and one rental listing, but no confirmed condition budget, EPC, heating details, legal-pack disbursements or achieved rent evidence.