75 Roberts Wharf, East Street, Leeds, West Yorkshire LS9 8DT

Description

A fourth-floor, river facing apartment with two-bedrooms. The property features barrelled ceilings and exposed brickwork and benefits from a concierge. The total approximate floor area, taken from the EPC, is 67m2. All services/appliances have not and will not be tested.

Accommodation

Kitchen and living area with balcony, two bedrooms and two bathrooms.

Location

Leeds Dock provides shops, bars, restaurants and leisure facilities. Leeds city centre, the railway station and motorway network are easily accessible.

Tenure / Property Information

Investment Analysis

The five completed sales at Roberts Wharf range from £163,000 to £325,000, indicating substantial variation and insufficient detail to identify a precise like-for-like comparison. A cautious evidence-based base GDV of £240,000 is adopted, with a low scenario of £185,000 and high scenario of £325,000. The £155,000 guide is below the observed completed-sale range, but the legal-pack charges, service charge, ground rent and apartment-specific sale details require verification.

Investment Snapshot

Strategy Recommendation

Investigate as a potential buy-to-let or value-led purchase only after reviewing the legal pack and confirming all leasehold charges. Do not bid on the basis of the headline GDV alone; no supported maximum bid can be calculated.

Works Required

No specific refurbishment defects or costs are evidenced. Verify the condition of the apartment, services and appliances, and review the lease, service-charge position, ground rent and legal-pack requirements before bidding.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the indicative £240,000 base GDV, 75% refinancing would be £180,000. This is above the guide price, but the cash position cannot be calculated because refurbishment costs, disbursements, service charges, ground rent and other acquisition costs are not supplied. The strategy depends on lender valuation, lease acceptability and verified costs.

Buy-to-Let Analysis

Using the lower LS9 advertised rent of £895 pcm, annual gross rent is £10,740 and gross yield on the £155,000 guide is approximately 6.93%. The two LS9 asking-rent examples imply a range of approximately 6.93%–7.35% before service charge, ground rent, maintenance, voids, management, finance and other costs. These are advertised rents, not achieved rents, and the property’s actual net yield cannot be established without leasehold costs.

Flip Analysis

The evidence supports a broad potential resale range of £185,000–£325,000, with a £240,000 base scenario. A reliable flip surplus cannot be calculated because no refurbishment budget, selling costs or complete acquisition-cost schedule is available. The wide completed-sale range makes valuation risk material.

Investor Risks & Due Diligence

• Wide range of completed sales at the same development, from £163,000 to £325,000, creates significant valuation uncertainty.

• Ground rent and service-charge liabilities are not supplied and must be confirmed from the legal pack.

• Potential legal-pack disbursements, seller-cost reimbursements, legal fees or transfer fees may be payable.

• Services and appliances have not been and will not be tested.

• Rental evidence comprises advertised asking rents rather than achieved or net rents.

• Lease terms and lender acceptability should be verified before relying on refinancing assumptions.

Recommendation

Investigate as a potential buy-to-let or value-led purchase only after reviewing the legal pack and confirming all leasehold charges. Do not bid on the basis of the headline GDV alone; no supported maximum bid can be calculated.

Strategy Rating

Analysis Confidence

There are five same-development completed sales and two LS9 advertised rents, but the comparable property details, achieved rent, condition, leasehold charges, refurbishment costs and legal-pack disbursements are incomplete.