Apartment 1 Landmark, Waterfront West, Brierley Hill, DY5 1LY

Description

A vacant leasehold ground floor apartment situated in a purpose built block, close to the Merry Hill Shopping Centre and local amenities.

Accommodation

Ground Floor: Communal Entrance. Apartment 1 - Hall, Airing Cupboard, Open Plan Reception/Dining Kitchen, Bedroom, Bathroom/WC. Outside: Communal Grounds and an Allocated Parking Space.

Location

Situated in a purpose built block, close to the Merry Hill Shopping Centre and local amenities.

Tenure / Property Information

Investment Analysis

The five supplied same-development leasehold comparables range from £37,500 to £120,000. The two most recent sales were £37,500 and £45,000 in 2026, while the older £80,000 and £120,000 sales indicate significant price variation. A base GDV of £45,000 is used, with low and high scenarios of £37,500 and £80,000. Condition, exact specification, service charge and full lease terms are not supplied, so this is an indicative estimate rather than a formal valuation.

Investment Snapshot

Strategy Recommendation

Proceed only subject to legal-pack review, inspection and confirmation of leasehold charges and any additional auction costs. If acquired close to the guide and the £750 pcm asking-rent evidence is achievable, assess as a potential low-cost BTL; do not rely on the headline yield or GDV until the missing costs are confirmed.

Works Required

No specific refurbishment works are evidenced. Obtain the legal pack and inspect the apartment before budgeting; any works allowance remains unsupported. The property is vacant and has electric heating, EPC D and allocated parking.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the £45,000 base GDV, a 75% refinance figure is £33,750. The £2,700 administration charge is known, but refurbishment, other completion costs, leasehold charges and finance costs are not supplied, so total project cost and cash left in cannot be established. BRRR viability depends on buying near the guide and confirming the legal pack and lease terms.

Buy-to-Let Analysis

The supplied advertised asking rent is £750 pcm, equivalent to £9,000 per year; this is not an achieved rent and no letting or operating costs are supplied. At the £10,000 guide alone, the gross yield is 90%, but this excludes the £2,700 administration charge, any purchase costs, service charge, works and other legal-pack costs. The apparent yield is therefore highly sensitive to the eventual purchase price and leasehold costs.

Flip Analysis

A guide-price purchase plus the known £2,700 administration charge would be £12,700 before any unknown works, taxes, legal costs or other special-condition costs. Against the £45,000 base GDV this suggests substantial headline margin, but no selling allowance or complete project cost is supported. The wide comparable range and missing legal-pack information make the flip surplus unquantifiable.

Investor Risks & Due Diligence

• Comparable sale prices vary substantially from £37,500 to £120,000, creating uncertainty over current GDV.

• The £750 pcm figure is an advertised asking rent rather than achieved or passing rent.

• Full lease details are only available in the legal pack; leasehold obligations and charges are not supplied.

• Additional special-condition costs are unknown, and the stated £2,700 administration charge excludes other potential costs, taxes and government charges.

• Apartment condition and any required refurbishment are not evidenced.

• Electric heating and EPC D may affect occupier demand and running costs, but no cost evidence is supplied.

Recommendation

Proceed only subject to legal-pack review, inspection and confirmation of leasehold charges and any additional auction costs. If acquired close to the guide and the £750 pcm asking-rent evidence is achievable, assess as a potential low-cost BTL; do not rely on the headline yield or GDV until the missing costs are confirmed.

Strategy Rating

Analysis Confidence

There are several same-development sold comparables, a supplied asking rent and a known administration charge, but comparable values vary materially and condition, service charge, exact lease terms, additional costs and refurbishment requirements are unavailable.