74 Cinder Lane, Castleford, West Yorkshire

Description

Vacant freehold semi-detached house situated in a well-established and popular residential area. The property has a garden to the rear and a GIA of approximately 61.6 sq m (663 sq ft).

Accommodation

Ground floor: reception room and kitchen. First floor: two bedrooms and bathroom with WC. Garden to the rear. GIA approximately 61.6 sq m (663 sq ft).

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

The strongest evidence is the most recent sale of the same property at £160,000 on 29 July 2026. The same address previously sold for £205,500 in May 2025, while a nearby comparable at No. 78 sold for £244,000 in August 2024. These results indicate material uncertainty, so £160,000 is used as the base GDV because it is the latest exact-property evidence; the higher sales are treated as contextual rather than directly predictive.

Investment Snapshot

Strategy Recommendation

Consider only as a cautious BTL purchase if inspection confirms acceptable condition and achievable rent is near the upper part of the supplied range. Avoid relying on a flip or BRRRR strategy without verified costs and valuation evidence.

Works Required

No condition or specification defects are evidenced. Allowance should therefore be based on inspection only, with any confirmed works, compliance items, cleaning or redecoration priced after viewing. No refurbishment cost has been assumed.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £160,000 base GDV, a 75% refinance is approximately £120,000. This provides only £25,000 above the £145,000 guide before works, fees, finance and taxes, so the cash recycling outcome cannot be established without refurbishment costs and buyer/admin charges. The strategy is highly sensitive to the lower recent exact-property valuation and achievable rent.

Buy-to-Let Analysis

Advertised rental evidence ranges from £695 to £850 pcm, equivalent to approximately 5.75% to 7.03% gross yield against the £145,000 guide price before finance, voids, management, maintenance, tax and acquisition costs. The rent evidence is asking-rent evidence only, and no passing rent is supplied. BTL may be viable at the lower guide price, subject to inspection and confirmation of achievable rent and total acquisition costs.

Flip Analysis

The latest exact-property sale at £160,000 is only £15,000 above the £145,000 guide before works, selling costs, finance, taxes and auction charges. The prior £205,500 sale provides an upside scenario but is not the latest evidence. A reliable flip surplus cannot be calculated because works, acquisition costs and selling allowance are unsupported.

Investor Risks & Due Diligence

• The latest exact-property sale is £160,000, leaving limited apparent margin over the £145,000 guide before all costs.

• The £695-£850 pcm figures are advertised asking rents, not achieved or passing rents.

• Refurbishment and compliance costs cannot be estimated from the supplied evidence.

• Buyer, administration, seller and other third-party charges are unspecified.

• Vacant possession means income is not established and letting costs or voids may arise.

• The prior £205,500 exact-property sale differs materially from the latest £160,000 sale, creating valuation uncertainty.

Recommendation

Consider only as a cautious BTL purchase if inspection confirms acceptable condition and achievable rent is near the upper part of the supplied range. Avoid relying on a flip or BRRRR strategy without verified costs and valuation evidence.

Strategy Rating

Analysis Confidence

There is useful exact-property sales evidence and a rental range, but condition, refurbishment costs, buyer/admin charges, operating costs, EPC, parking, heating and achieved rent are not supplied. The comparable sale history is also materially inconsistent.