89 Bramham Drive, Harrogate, North Yorkshire

Description

Vacant leasehold self-contained first floor flat offered by order of a Housing Association. The property has a reception room, two bedrooms, kitchen and bathroom. GIA approximately 61 sq m (657 sq ft), sourced from the EPC.

Accommodation

Reception Room, Two Bedrooms, Kitchen, Bathroom; GIA approximately 61 sq m (657 sq ft).

Location

Situated on the north side of Bramham Drive. The shops and amenities of Harrogate are to the south east. Harrogate rail station is approximately 1.4 miles to the south east. The A61 (Ripon Road) is to the east. Valley Gardens is to the south.

Tenure / Property Information

Investment Analysis

Five completed sales on Bramham Drive range from £85,000 to £140,000, with the two latest supplied sales at £129,995 and £140,000. As bedroom count, condition, lease terms and floor areas for the comparables are not provided, a precise valuation is not supported. A broad evidence-based GDV range of £105,000–£140,000 is adopted, with a base estimate of £130,000. The £80,000+ guide is below the supplied local sale evidence, but lease details, condition, costs and any required works remain unverified.

Investment Snapshot

Strategy Recommendation

Proceed only subject to satisfactory legal-pack and physical due diligence. The guide provides apparent value against the supplied Bramham Drive sales, but the opportunity is not underwritten for BTL, BRRR or flipping until lease, costs, condition and resale assumptions are verified.

Works Required

No specific defects or works are identified in the supplied evidence. Obtain inspection and review the legal pack, including lease terms, service charge, ground rent, repair obligations and any required compliance or refurbishment works before bidding.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the base GDV estimate of £130,000, a 75% refinance is £97,500. Total project cost cannot be calculated because refurbishment requirements, buyer costs, seller or third-party charges and lease-related costs are unknown. Refinance viability is therefore unconfirmed.

Buy-to-Let Analysis

The flat is vacant, but no sufficiently specific rental evidence or auctioneer rent estimate is supplied. Rent, gross yield and cash-flow cannot therefore be established. Lease length, service charge, ground rent and management costs also require confirmation.

Flip Analysis

The supplied comparable sales indicate a potential resale value around £105,000–£140,000, with a base of £130,000. A reliable flip surplus cannot be calculated because purchase price above the guide, works, transaction costs and selling allowance are unknown.

Investor Risks & Due Diligence

• Lease length, ground rent, service charge and other lease terms are not supplied.

• Physical condition and any required refurbishment are unknown.

• No sufficiently specific rental evidence is available, so yield and cash flow cannot be assessed.

• Buyer, administration, seller and third-party charges are not quantified.

• Comparable sales lack bedroom, size, condition and lease-detail information, limiting valuation precision.

• The property is vacant and no confirmed passing rent is available.

Recommendation

Proceed only subject to satisfactory legal-pack and physical due diligence. The guide provides apparent value against the supplied Bramham Drive sales, but the opportunity is not underwritten for BTL, BRRR or flipping until lease, costs, condition and resale assumptions are verified.

Strategy Rating

Analysis Confidence

There is useful same-road completed-sale evidence, but comparable property details, lease information, condition, rental evidence, fees and refurbishment requirements are missing.