60E Keighley Road, Halifax, West Yorkshire, HX2 8AL

Description

An end-terraced house with two bedrooms. The property requires refurbishment. There is an extension to the side which is not habitable space. The property has a driveway and garden and is well located for shops, schools and transport links. The total approximate floor area is 79m2, taken from the EPC.

Accommodation

Living room, kitchen, two bedrooms and bathroom. There is also a side extension which is not habitable space.

Location

Well located for all amenities including shops, schools and transport links.

Tenure / Property Information

Investment Analysis

The supplied sold evidence ranges from £35,000 to £161,000, showing substantial variation. The £100,000 sale of 58 Keighley Road is the closest price indicator, while £161,000 for 60G provides an upper reference but no condition, size or accommodation details are supplied. A provisional base GDV of £125,000 is used, with a low scenario of £100,000 and high scenario of £161,000. This is highly dependent on the property's refurbishment standard and the non-habitable side extension.

Investment Snapshot

Strategy Recommendation

Do not bid on the current evidence without an inspection and a firm refurbishment budget. The property may suit a refurbishment-led BTL or resale strategy, but the unsupported works cost and wide comparable range prevent a defensible maximum bid.

Works Required

General refurbishment is required, but the evidence does not specify the condition or scope of works. Inspection should establish the required works to the living room, kitchen, two bedrooms, bathroom, side extension, external areas and services. The side extension is described as non-habitable space and should be checked for condition and legal/planning status.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £100,000 guide, the known buyer premium is £1,200. A 75% refinance of the provisional £125,000 base GDV would be £93,750. However, refurbishment costs are not supplied, so total project cost, cash required and whether the refinance would recover the investment cannot be established.

Buy-to-Let Analysis

The supplied advertised asking rents are £700–£925 pcm, implying gross rent of £8,400–£11,100 per year. Against the £100,000 guide, this indicates a gross yield range of 8.4%–11.1% before finance, refurbishment, buyer premium, maintenance, voids, management and other costs. These are asking rents rather than achieved rents, and no passing tenancy is supplied.

Flip Analysis

The provisional GDV scenarios are £100,000, £125,000 and £161,000, but refurbishment costs and selling costs are unsupported. A reliable flip surplus or maximum bid therefore cannot be calculated. The wide comparable range creates material resale-value uncertainty.

Investor Risks & Due Diligence

• Refurbishment scope and cost are not provided.

• Sold comparables show a wide range from £35,000 to £161,000 and lack condition, size and accommodation details.

• The rental evidence comprises advertised asking rents rather than achieved or passing rents.

• The side extension is non-habitable space and its condition and legal/planning position are not evidenced.

• Additional auction costs may be payable, including searches, seller costs, legal fees, transfer fees and disbursements.

• No maximum bid can be supported until works and total project costs are established.

Recommendation

Do not bid on the current evidence without an inspection and a firm refurbishment budget. The property may suit a refurbishment-led BTL or resale strategy, but the unsupported works cost and wide comparable range prevent a defensible maximum bid.

Strategy Rating

Analysis Confidence

The property description, tenure, guide, buyer premium, sold comparables and advertised rental range are supplied, but refurbishment scope and cost, detailed comparable specifications, achieved rents, selling costs and finance costs are absent.