65 Firthcliffe Road, Liversedge, West Yorkshire WF15 6HS

Description

A vacant two bedroom, ground floor flat, located between Liversedge and Heckmondwike. The property requires cosmetic upgrading and new floor coverings and would make a good addition to a portfolio. Internally, there is a large lounge, separate modern kitchen, one double bedroom and bathroom. Externally, there are some parking bays for residents, and a small gated yard to the front.

Accommodation

Ground Floor: Hallway, Lounge, Kitchen, Two Bedrooms and Bathroom

Location

Located between Liversedge and Heckmondwike.

Tenure / Property Information

Investment Analysis

The only supplied comparable is a leasehold flat on the same road, sold for £35,000 in November 2011. This is historic evidence and is insufficient to establish a current GDV. The £28,000+ guide is below that historic sale, but no current valuation or sufficiently specific rental evidence is provided. The buyer premium is 1.2% subject to a £1,860 minimum; at the guide price, the minimum applies. Admin and possible Special Conditions fees are unknown.

Investment Snapshot

Strategy Recommendation

Do not set a bid or pursue a strategy on the supplied evidence alone. Obtain current comparable sales, achievable rent, a detailed works quotation and all Special Conditions before considering the property.

Works Required

Cosmetic upgrading and replacement of floor coverings, as stated in the description. No detailed schedule of works or cost evidence is supplied.

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 current GDV, rent, refurbishment cost and total acquisition cost are unsupported. The proposed new 990-year lease with peppercorn ground rent is noted, but leasehold-specific terms and potential Special Conditions fees should be reviewed before bidding.

Buy-to-Let Analysis

The property is vacant and described as suitable for portfolio addition, but no sufficiently specific external rental comparable or auctioneer rent estimate is supplied. Rental income and yield therefore cannot be established. Unknown works, EPC, council tax, heating and additional auction fees further limit the assessment.

Flip Analysis

A flip appraisal cannot be supported from the evidence. The £35,000 comparable is from 2011 and no current GDV, works budget or selling allowance is available. The guide-price relationship to that historic sale should not be treated as a current resale margin.

Investor Risks & Due Diligence

• Current market value is not established; the only comparable dates from 2011.

• No sufficiently specific rental evidence or auctioneer rent estimate is provided.

• Works are described only as cosmetic upgrading and new floor coverings, with no costed schedule.

• Admin charges and possible additional Special Conditions fees are unknown.

• EPC, council tax and heating details are not supplied.

• The property is leasehold, so the new lease and all lease terms should be reviewed before bidding.

Recommendation

Do not set a bid or pursue a strategy on the supplied evidence alone. Obtain current comparable sales, achievable rent, a detailed works quotation and all Special Conditions before considering the property.

Strategy Rating

Analysis Confidence

Only one historic comparable is supplied; there is no current GDV evidence, rental evidence, works cost, EPC, council tax, heating information or complete fee schedule.