47, Ledgard Wharf, MIRFIELD, West Yorkshire, WF14 8NZ

Description

Vacant first floor flat. Ideal investment opportunity. Set within a character building, this open-plan apartment offers a unique blend of industrial character and modern design, with an open-plan living/dining/kitchen area, balcony, mezzanine bedroom area and modern bathroom. The apartment is situated close to Dewsbury town centre, transport links and amenities.

Accommodation

Communal Entrance. First Floor Landing: Entrance, Open Plan Living/Dining/Kitchen Area, Balcony, Bathroom and Mezzanine Bedroom. External: Residents Parking Area.

Location

Situated close to Dewsbury town centre, transport links and amenities.

Tenure / Property Information

Investment Analysis

Completed sales within Ledgard Wharf range from £56,000 to £94,000, with three recent sales at £56,000, £63,000 and £75,000. The £94,000 sale may indicate a materially different flat, but no size, specification or condition details are provided to reconcile the variation. A cautious evidence-based base GDV of £63,000 is used, with £56,000 low and £75,000 high scenarios. The £40,000 guide is below these recorded sales, subject to auction competition, leasehold costs and property-specific differences.

Investment Snapshot

Strategy Recommendation

Potential value-led purchase or resale opportunity, but proceed only after inspecting the flat and confirming leasehold charges, legal-pack obligations and achievable local rent. Do not rely on the £950 pcm listing as subject-property evidence.

Works Required

No specific defects or refurbishment requirements are evidenced. Allow for inspection, cleaning and any minor works only if confirmed, and review the legal pack, service charge, ground rent and heating arrangements before bidding.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £40,000 guide, the indicated 75% refinance of the £63,000 base GDV would be £47,250 before finance, tax, works and transaction costs. However, total project cost cannot be calculated because refurbishment requirements and leasehold charges are unknown.

Buy-to-Let Analysis

BTL viability cannot be reliably established. The only supplied rental evidence is a £950 pcm asking rent for a one-bedroom property in Clarendon Road, LS2, which is not the subject property or its stated locality. Passing rent, service charge, ground rent and other ownership costs are unavailable.

Flip Analysis

The guide is below the selected £63,000 base GDV and below the recent £56,000–£75,000 comparable range, but no selling costs, works allowance, finance costs or property-specific condition evidence are available. A reliable flip surplus cannot therefore be calculated.

Investor Risks & Due Diligence

• Wide variation in same-development completed sale prices, with no size, specification or condition details supplied.

• Current service charge and ground rent are unknown.

• Additional seller fees may be payable under the Special Conditions of Sale.

• No reliable subject-property rental evidence or passing rent is supplied.

• Refurbishment requirements and heating arrangements are not confirmed.

• Leasehold legal-pack obligations require review before bidding.

Recommendation

Potential value-led purchase or resale opportunity, but proceed only after inspecting the flat and confirming leasehold charges, legal-pack obligations and achievable local rent. Do not rely on the £950 pcm listing as subject-property evidence.

Strategy Rating

Analysis Confidence

There are several recent same-development completed sales and a clear guide price, but flat-specific size and condition, rent, service charge, ground rent, heating details and seller fees are unavailable.