5 Levens Bank, Leeds, West Yorkshire LS15 0AU

Description

A two bedroom through terrace in Halton Moor, Leeds. A well proportioned house with dining kitchen, large lounge, two double bedrooms and bathroom. There is a recently installed central heating boiler and double glazing, however some first floor panes may require attention. Recently, the property suffered a small fire, and subsequent smoke damage, but this was contained to the first floor. The ground floor, largely unaffected by the incident, would benefit from a some general modernisation. Externally there is a generous rear yard, with garage and store, plus a small yard to the front, looking out onto a communal, green space.

Accommodation

Ground Floor: Entrance Hall, Lounge, Dining Kitchen and Lean-To. First Floor: Landing, Two Bedrooms and Bathroom.

Location

Well positioned for junction 45 of the M1, the Industrial Estate on Pontefract Road, and York Road providing quick access into Leeds city centre.

Tenure / Property Information

Investment Analysis

The strongest evidence is the same property sold for £130,000 in 2021 and the comparable 9 Levens Bank sold for £130,000 in 2025. These support an indicative post-works GDV of £130,000, but the subject has since suffered first-floor fire and smoke damage and requires modernisation. No condition-adjusted comparable or refurbishment quotation is supplied, so low/high GDV scenarios and a reliable maximum bid cannot be established.

Investment Snapshot

Strategy Recommendation

Proceed only subject to inspection of the fire and smoke damage, review of the legal pack and firm refurbishment quotations. The property may suit a refurbishment-led resale or rental strategy, but the supplied evidence is insufficient to justify a bid at a calculated maximum.

Works Required

Investigate and remedy the reported first-floor fire and smoke damage, assess first-floor glazing where panes may require attention, and carry out the stated general modernisation to the largely unaffected ground floor. The scope and cost require professional inspection and quotations.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

An indicative £130,000 post-works GDV is supported by the supplied same-property and nearby comparable sales. At 75% of this GDV, indicative refinance proceeds would be £97,500. However, without a refurbishment budget, full acquisition-cost figure, rent and confirmation of lender treatment of the fire damage, the cash requirement and BRRR viability cannot be calculated.

Buy-to-Let Analysis

BTL appraisal cannot be established because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. Refurbishment costs, tenure details and other operating costs are also unavailable. The 2.4% buyer premium is subject to a £2,400 minimum at the £95,000 guide, with possible additional legal-pack fees.

Flip Analysis

A flip assessment cannot be reliably quantified. The indicative GDV is £130,000, but fire/smoke remediation, glazing assessment, modernisation, legal-pack fees and any selling costs are not quantified. Therefore no supported flip surplus or maximum purchase price is available.

Investor Risks & Due Diligence

• Reported first-floor fire and smoke damage may require more extensive works than described.

• Some first-floor double-glazed panes may require attention.

• Ground-floor general modernisation is required, but no cost estimate is supplied.

• No sufficiently specific rental evidence is available, preventing yield analysis.

• Tenure and occupancy information are blank.

• The 2.4% buyer premium is subject to a £2,400 minimum, and additional legal-pack fees may apply.

Recommendation

Proceed only subject to inspection of the fire and smoke damage, review of the legal pack and firm refurbishment quotations. The property may suit a refurbishment-led resale or rental strategy, but the supplied evidence is insufficient to justify a bid at a calculated maximum.

Strategy Rating

Analysis Confidence

Completed-sale evidence supports an indicative £130,000 GDV, but there is no rental evidence, refurbishment costing, condition survey, tenure information or full fee schedule. Current fire damage makes the historic sales only an indicative post-works reference.