47 Wharf Street, Sowerby Bridge, West Yorkshire, HX6 2LB

Description

This substantial through terrace property comprises a ground floor shop with 3 x 1 bedroom self-contained flats above. At present it is fully let and generating an impressive income of £23,500 per annum equating to a return of over 12% when based on the quoted guide price.

Accommodation

Ground floor shop with 3 x 1 bedroom self-contained flats above.

Location

The property is located in the historic market town of Sowerby Bridge with a plethora of shops, cafés and bars on the door step.

Tenure / Property Information

Investment Analysis

The only same-property sold comparable is £240,000 from September 2006. It provides historical context but is not reliable evidence of current market value. Base GDV is therefore low-confidence and no evidence-supported low/high scenarios can be established.

Investment Snapshot

Strategy Recommendation

Consider as an income-led BTL investment, subject to verification of leases, tenant status, rent receipts, legal use and all special-condition costs. Do not rely on the historical GDV for a refinance or flip strategy.

Works Required

No refurbishment works are evidenced. Allow for routine maintenance only, subject to inspection, and verify the shop and three flats remain legally and operationally suitable for their current uses.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the historical £240,000 same-property sale as a provisional GDV, 75% refinancing would be £180,000. Against the £192,850 guide-plus-known-fee cost, indicative cash left in is £12,850 before finance, tax, works and other disbursements. The GDV basis is materially uncertain because the comparable dates from 2006.

Buy-to-Let Analysis

The stated fully let income is £23,500 per annum, equivalent to £1,958.33 pcm, producing a 12.37% gross yield on the £190,000 guide and 12.19% on the guide plus the known £2,850 administration fee. Net yield cannot be established because operating costs, tenancy terms and other completion disbursements are not supplied.

Flip Analysis

A current flip appraisal cannot be reliably established. The provisional £240,000 GDV is based solely on a 2006 sale of the same property, with no refurbishment budget or supported selling-cost allowance provided.

Investor Risks & Due Diligence

• The stated fully let income is not supported by tenancy schedules, leases or rent-payment evidence.

• No sufficiently specific external rental comparable or current valuation evidence is supplied.

• The only same-property sale comparable is from 2006 and may not represent current value.

• Special Conditions of Sale may impose additional search, legal, transfer or seller-cost disbursements.

• Mixed-use legal use, building condition and compliance details are not supplied.

Recommendation

Consider as an income-led BTL investment, subject to verification of leases, tenant status, rent receipts, legal use and all special-condition costs. Do not rely on the historical GDV for a refinance or flip strategy.

Strategy Rating

Analysis Confidence

Current rental income and guide fee are supplied, but there are no tenancy details, operating costs, current rental comparables, condition evidence or current market-value comparables.