76 Hebden Avenue, Carlisle, Cumbria

Description

A two bedroomed, purpose built, ground floor flat situated on the westerly outskirts of the City with easy access top the ring road. A good residential investment property with hall, sitting room, kitchen, two bedrooms and bathroom.

Accommodation

Hall; Sitting Room 14'6 x 11'9; Kitchen 8'9 x 8'; Bathroom 7' x 5'6; Bedroom 10'3 x 6'3; Bedroom 14' x 9'6

Location

Situated on the westerly outskirts of the City with easy access to the ring road. what3words location ///souk.park.shop

Tenure / Property Information

Investment Analysis

The five supplied leasehold flat comparables on Hebden Avenue range from £39,000 to £99,950. The most relevant recent evidence includes £65,000 in November 2025, £99,950 in October 2025 and £72,500 in March 2025. Given the wide spread and absence of condition, floor-area or specification evidence for the comparables, a cautious base GDV of £72,500 is used. £65,000 is used as a low scenario and £83,500 as a high scenario, supported by the supplied nearby sales while excluding the £99,950 sale as a potentially stronger or less comparable result.

Investment Snapshot

Strategy Recommendation

Conditional BTL only if the legal pack confirms acceptable lease terms, charges and no adverse restrictions, and the £795 pcm asking rent is locally achievable. Do not bid solely on the headline guide-to-comparable spread.

Works Required

No specific defects or refurbishment requirements are evidenced. Allow for inspection, cleaning and any buyer-identified repairs only after viewing and reviewing the legal pack; no numeric works allowance is supported.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the base GDV of £72,500, 75% refinance is approximately £54,375. Total project cost and cash left in cannot be established because no works allowance, buyer premium or completion disbursements are supplied. The short remaining lease may reduce refinanceability and valuation, so BRRR is conditional on lease terms, lender criteria and extension economics.

Buy-to-Let Analysis

At the supplied advertised asking rent of £795 pcm, annual gross rent is £9,540 and the headline gross yield on the £50,000 guide is 19.08%. This is not a net yield and the rent is not confirmed as achieved. Yield on total project cost cannot be calculated because works, buyer premium and disbursements are unknown. The approximately 47 years remaining from a 1974 lease start is a material BTL, lending and resale consideration requiring legal-pack confirmation.

Flip Analysis

The guide is materially below the base GDV evidence, but no supported refurbishment allowance, buyer premium, disbursement total or selling-cost allowance is available. A reliable flip surplus therefore cannot be calculated. The lease length and broad comparable range may also affect resale demand and achievable price.

Investor Risks & Due Diligence

• Lease stated as 99 years from 1974, implying approximately 47 years remaining in 2026; the exact term and extension position require legal-pack confirmation.

• Buyer premium may be payable and legal-pack disbursements, search fees, seller-cost reimbursement, legal fees and transfer fees are unknown.

• The £795 pcm figure is an advertised asking rent rather than achieved or passing rent.

• No condition or refurbishment information is supplied, preventing a reliable works budget.

• Comparable sale prices vary widely from £39,000 to £99,950, creating valuation uncertainty.

• Service charges, ground rent, restrictions, parking, heating and occupancy details are not supplied.

Recommendation

Conditional BTL only if the legal pack confirms acceptable lease terms, charges and no adverse restrictions, and the £795 pcm asking rent is locally achievable. Do not bid solely on the headline guide-to-comparable spread.

Strategy Rating

Analysis Confidence

There are several directly comparable completed sales and one rental asking figure, but condition, exact lease position, service charges, buyer premium, disbursements, occupancy and refurbishment requirements are not supplied.