60E Keighley Road, Halifax, West Yorkshire

Description

An end-terraced house with two bedrooms. The property requires refurbishment. There is a driveway and garden. The total approximate floor area is 79m2, taken from the EPC. All services/appliances have not and will not be tested.

Accommodation

Living room, kitchen, two bedrooms and a bathroom. There is an extension to the side which is not habitable space. The total approximate floor area is 79m2.

Location

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

Tenure / Property Information

Investment Analysis

The supplied completed sales on Keighley Road range from £35,000 to £161,000, including £100,000 for 58 Keighley Road and £78,500 for 40 Keighley Road. However, the comparables do not provide sufficient detail on size, condition, specification or refurbishment status to establish a reliable GDV for 60E. The £100,000 guide is therefore not treated as a market value.

Investment Snapshot

Strategy Recommendation

Proceed only as a cautious BTL or refurbishment project after reviewing the legal pack, inspecting the property and obtaining a firm works budget. Do not rely on the guide as GDV or bid without a value and cost ceiling.

Works Required

Refurbishment is required, but the evidence does not specify the scope or cost. A condition survey and inspection of the services, appliances, kitchen, bathroom, finishes and non-habitable side extension are required before bidding.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be completed reliably because no supported GDV or refurbishment budget is available. The 75% refinance amount and cash left in are therefore unquantified. The buyer premium is £1,200 at the £100,000 guide, with possible legal-pack disbursements also noted.

Buy-to-Let Analysis

The supplied advertised asking rent is £700 pcm, equivalent to £8,400 annually. Against the £100,000 guide, the gross yield is 8.4% before the 1.2% buyer premium, refurbishment, finance, insurance, maintenance, voids and other costs. This is an asking rent rather than achieved rent, and the total-cost yield cannot be established because refurbishment costs and disbursements are unknown.

Flip Analysis

A flip surplus cannot be calculated because no reliable GDV, refurbishment cost or selling allowance is supported. The comparable sales show substantial variation, so the guide should not be used as a resale value without further evidence.

Investor Risks & Due Diligence

• The property requires refurbishment, but the scope and cost are not supplied.

• All services and appliances have not and will not be tested.

• The side extension is stated to be non-habitable space.

• The £700 pcm figure is an advertised asking rent, not an achieved or passing rent.

• Comparable sale prices vary materially from £35,000 to £161,000 and lack sufficient condition and specification detail for reliable valuation.

• Additional disbursements or other purchaser charges may arise from the legal pack.

Recommendation

Proceed only as a cautious BTL or refurbishment project after reviewing the legal pack, inspecting the property and obtaining a firm works budget. Do not rely on the guide as GDV or bid without a value and cost ceiling.

Strategy Rating

Analysis Confidence

There is useful title, accommodation, guide, fee, rental and local sold-price evidence, but no refurbishment cost, reliable subject-specific GDV, achieved rent, detailed comparable information or legal-pack disbursement detail.