72 Cinder Lane, Castleford, West Yorkshire

Description

Vacant freehold semi-detached house situated in a well-established and popular residential area. GIA approximately 59 sq m (638 sq ft).

Accommodation

Ground floor: reception room and kitchen. First floor: two bedrooms and bathroom with WC. Garden to the rear.

Location

Situated in a well-established and popular residential area. The property is within easy reach of local shops, schools and amenities. Excellent transport links offering convenient access to surrounding areas.

Tenure / Property Information

Investment Analysis

Recent Land Registry evidence for 72 Cinder Lane shows a completed sale at £160,000 on 29 July 2026, while the same property sold for £205,500 in May 2025. The latest same-property sale is the strongest indicator, but the historic variance creates valuation uncertainty. The £244,000 sale of nearby 78 Cinder Lane is less directly comparable. Base GDV is therefore estimated at £160,000, with a higher supported scenario of £205,500. No condition evidence or refurbishment specification is supplied.

Investment Snapshot

Strategy Recommendation

Potential BTL or light BRRR at or near the guide price, subject to viewing, legal review, condition checks and confirmation of actual achievable rent. Avoid relying on the historic £205,500 sale without explaining the substantial valuation variance.

Works Required

No specific defects or required works are evidenced. Allow for inspection, compliance checks and only those repairs, cleaning or redecoration confirmed after viewing; no refurbishment allowance has been included in the calculations.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the guide price and excluding unquantified works and fees, total cost is treated as £145,000. A 75% refinance against the £160,000 base GDV would provide approximately £120,000, leaving indicative cash of £25,000 before finance, tax and transaction costs. The strategy depends on the latest £160,000 valuation being achievable and on no material works being identified.

Buy-to-Let Analysis

The advertised asking rent is £925 pcm, equivalent to £11,100 annually. Against the £145,000 guide price, the gross yield is approximately 7.66%. This is based on an advertised asking rent rather than achieved rent and excludes finance, tax, management, maintenance, voids, insurance and any buyer or seller charges. Actual property condition and compliance requirements are unknown.

Flip Analysis

Using the £160,000 base GDV and the £145,000 guide-price cost basis, the gross difference is £15,000 before selling costs, finance, tax, fees and any works. A reliable flip surplus cannot be calculated because no selling allowance, refurbishment budget or complete fee schedule is supplied.

Investor Risks & Due Diligence

• Recent same-property sale evidence ranges from £160,000 to £205,500, creating material GDV uncertainty.

• The £925 pcm figure is an advertised asking rent, not an achieved or passing rent.

• Property condition is not evidenced and no refurbishment budget can be supported.

• Buyer premium, administration charges and other possible fees are not supplied.

• Finance, tax, maintenance, voids, management and selling costs are excluded from the yield and cash calculations.

• No EPC, heating, parking or council-tax information is supplied.

Recommendation

Potential BTL or light BRRR at or near the guide price, subject to viewing, legal review, condition checks and confirmation of actual achievable rent. Avoid relying on the historic £205,500 sale without explaining the substantial valuation variance.

Strategy Rating

Analysis Confidence

Recent same-property sold evidence and one rental asking-rent listing are available, but the historic sale variance, absent condition/EPC/heating information, and unknown auction and transaction charges materially limit certainty.