81 Brooklands Crescent, Havercroft, Wakefield, West Yorkshire

Description

A substantial three bedroom semi detached property standing in a large level plot with space for off road parking and a large rear garden. Having a cul-de-sac location in a village popular village with Wakefield and Leeds commuters, and for investors offering a chance to take on a fairly light project to add lots of value or create a rental income anticipated to be £10,500 per year. Savvy buyers will see the 2024 sale price at 125,000 and other sold prices above this in the street in recent years. The property has double glazing, gas combination boiler heating, and a well planned arrangement of accommodation over two floors, now ready for minor repair jobs and full redecoration.

Accommodation

Hallway; Lounge - 5.43 x 3.11; Dining Room - 2.21 x 2.95; Kitchen/Diner - 3.90 x 2.88; First floor landing; Bathroom - 2.23 x 1.60; Bedroom 1 - 4.46 x 3.08; Bedroom 2 - 3.96 x 3.09; Bedroom 3 - 2.70 x 2.19. Front surfaced forecourt and large rear garden with useful storage outbuilding.

Location

Cul-de-sac location in a village popular with Wakefield and Leeds commuters.

Tenure / Property Information

Investment Analysis

Completed-sale evidence supports a base GDV of £125,000, matching the recorded October 2024 sale of 81 Brooklands Crescent. Comparable sales range from £100,000 to £138,000, with nearby 83 Brooklands Crescent at £102,000 in October 2024 and 84 Brooklands Crescent at £138,000 in September 2023. A £102,000 low scenario and £138,000 high scenario are evidence-supported, but condition differences are not evidenced.

Investment Snapshot

Strategy Recommendation

Conditional BTL/BRRR consideration at a price near the guide, subject to inspection, legal review and a fully costed works schedule. Do not set a maximum bid from the supplied evidence alone because buyer costs, seller-cost reimbursements and refurbishment costs are unquantified.

Works Required

Minor repair jobs and full redecoration, as described. Existing double glazing, gas combination boiler heating and the stated accommodation are noted; no quantified works schedule or cost evidence is supplied.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £40,000 guide price, the stated rent and supported GDV could make a purchase-refurbish-refinance strategy appear attractive. A 75% refinance of the £125,000 base GDV is £93,750. However, refurbishment costs, total acquisition costs and final purchase price are not quantified, so cash required and cash left in cannot be established.

Buy-to-Let Analysis

The auctioneer estimates rent at £10,500 per year (£875 pcm), equivalent to a 26.25% gross yield against the £40,000 guide price before works, finance, tax and other costs. This is an estimate rather than passing rent. The two advertised rental comparables are asking rents in different locations and range from £399 pcm to £2,000 pcm, so they do not provide a reliable property-specific rent range.

Flip Analysis

The supported base GDV is £125,000, with evidence-supported low and high scenarios of £102,000 and £138,000. A flip surplus cannot be calculated because refurbishment costs, final purchase price, additional auction costs and a supported selling-cost allowance are unavailable.

Investor Risks & Due Diligence

• The guide price is not the final purchase price and may increase at auction.

• Minor repairs and full redecoration are described, but no costed works schedule is supplied.

• A £3,600 inclusive-of-VAT admin charge is known; search fees, seller-cost reimbursement, legal fees, transfer fees and possible buyer premiums or disbursements may also apply.

• The £10,500 annual rent is an auctioneer estimate rather than achieved or passing rent.

• Available rental asking evidence is inconsistent and relates to different locations, limiting rent confidence.

• Condition differences between the subject property's recorded sale and the comparable sales are not evidenced.

Recommendation

Conditional BTL/BRRR consideration at a price near the guide, subject to inspection, legal review and a fully costed works schedule. Do not set a maximum bid from the supplied evidence alone because buyer costs, seller-cost reimbursements and refurbishment costs are unquantified.

Strategy Rating

Analysis Confidence

There is good completed-sale evidence for value and a stated auctioneer rent estimate, but no quantified refurbishment budget, final purchase price, full fee schedule, legal outcome or passing tenancy evidence.