94 Ganners Way, Leeds, West Yorkshire LS13 2PF

Description

A freehold, two-bedroom semi-detached house in Bramley, Leeds. The property has a tenant in situ. The auctioneers have not inspected the property and there is no access available for viewings. Sale by receiver.

Location

The property is situated in the residential area of Bramley, approximately 4–5 miles from Leeds city centre. The property is located within an established residential neighbourhood, with a mix of traditional housing and local amenities nearby. The location benefits from convenient access to local shops and everyday services at Bramley Shopping Centre, along with nearby schools, bus stops and Bramley and Kirkstall Forge railway stations, providing connections to Leeds and surrounding areas.

Tenure / Property Information

Investment Analysis

Recent same-street sold evidence ranges from £137,000 to £215,000: £137,000 in October 2024 and £215,000 in February 2025, with a £180,000 sale in September 2022. The subject's £135,000 sale in 2020 is older. As the comparables are not bedroom-specific and the property has not been inspected, a cautious evidence-based GDV range is £137,000–£215,000, with £176,000 used as a midpoint estimate. This is not a formal valuation and condition remains unknown.

Investment Snapshot

Strategy Recommendation

Proceed only conditionally after reviewing the full legal pack, verifying the tenancy and obtaining access or reliable inspection evidence. Do not rely on the headline GDV or commit to a bid without supported works, rent and total-cost figures.

Works Required

No specific works can be identified because the auctioneer has not inspected the property and access is unavailable. Any repairs, compliance works, redecoration or clearance require inspection and verification.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the midpoint GDV estimate of £176,000, a 75% refinance would be approximately £132,000. However, refurbishment costs, rent, finance costs, lender valuation and other acquisition costs are unknown, so cash required and cash left in cannot be calculated. The tenancy documentation and access restrictions require resolution before relying on a BRRR strategy.

Buy-to-Let Analysis

The property is occupied by a tenant, but no passing rent or sufficiently specific rental evidence is supplied, so rental yield and affordability cannot be established. The unsigned and undated tenancy agreement creates uncertainty over tenancy terms, rent, deposit and possession position. The buyer premium is 4.8% subject to a £6,000 minimum; at the £85,000 guide, the purchase price plus minimum buyer premium would be £91,000 before works and other costs.

Flip Analysis

The sold evidence supports a broad resale range of £137,000–£215,000, with £176,000 used as a cautious midpoint. A flip surplus cannot be calculated because the property's condition, refurbishment cost, selling costs and finance costs are unsupported. The lack of inspection materially increases resale and cost uncertainty.

Investor Risks & Due Diligence

• No access for viewing or inspection; property condition and required works are unknown.

• Tenant in situ with an unsigned and undated tenancy agreement, creating uncertainty over rent, terms and possession.

• No sufficiently specific rental evidence, so BTL yield cannot be established.

• Buyer premium is subject to a £6,000 minimum and additional special-condition fees may apply.

• Comparable sales do not state bedroom count or condition, limiting GDV reliability.

• Sale by receiver may require careful legal-pack and completion review.

Recommendation

Proceed only conditionally after reviewing the full legal pack, verifying the tenancy and obtaining access or reliable inspection evidence. Do not rely on the headline GDV or commit to a bid without supported works, rent and total-cost figures.

Strategy Rating

Analysis Confidence

There is useful same-street sold evidence and a stated tenure, but no inspection, no access, no bedroom-specific comparables, no rental evidence, no EPC or council-tax information, and incomplete tenancy documentation.