Apartment 12, 26 Garden Vale, Leigh, Lancashire WN7 5SY

Description

A one bedroom flat set in a purpose built block sold with vacant possession.

Accommodation

Secure communal entrance, entrance hallway, lounge/kitchen, bedroom and bathroom.

Location

Conveniently positioned close to local schools, shops and everyday amenities, the property also benefits from good transport links into Leigh town centre and neighbouring towns.

Tenure / Property Information

Investment Analysis

The supplied Land Registry evidence records sales at the same address of £50,000 in June 2022 and £62,000 in March 2025. These are useful address-level indicators but do not confirm that the transactions relate to this exact apartment or establish condition. A supported scenario range is therefore £50,000–£62,000, with £62,000 as the base GDV based on the latest supplied sale. The £2,418 annual service charge is a significant leasehold cost, while condition, EPC, council tax, heating and rental evidence are unavailable.

Investment Snapshot

Strategy Recommendation

Do not bid on a BTL or BRRR basis until rent, condition, leasehold documents, service-charge position and all special-condition fees are verified. Consider only a tightly priced purchase supported by inspection and legal due diligence.

Works Required

No specific defects or refurbishment requirements are evidenced. Obtain a survey, inspect the communal and internal areas, and verify any required works before bidding. Allow for only evidenced works once confirmed.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the base GDV of £62,000, 75% refinance is £46,500. Total project cost cannot be calculated because refurbishment costs and any additional applicable fees are unknown. The long 231-year lease is positive, but the £100 ground rent and £2,418 service charge require verification alongside mortgageability and lease terms.

Buy-to-Let Analysis

BTL viability cannot be established because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. At the £40,000 guide, the buyer premium would be £3,600 because the 2.4% calculation is below the stated minimum, before any other costs, works or finance. The £2,418 annual service charge must also be incorporated into net cash flow.

Flip Analysis

A supported resale scenario is £50,000–£62,000. A flip surplus cannot be calculated because refurbishment costs, selling costs and the full acquisition cost are not established. At the £40,000 guide, the minimum buyer premium alone is £3,600, before works and other costs.

Investor Risks & Due Diligence

• The £2,418 annual service charge is a material recurring leasehold cost and its inclusions, arrears and future increases are unknown.

• The supplied sales are recorded at the block address and may not confirm the exact apartment or its condition.

• No sufficiently specific rental evidence is available, so rental income and yield cannot be established.

• Internal condition and required works are unknown because no survey or detailed inspection evidence is supplied.

• EPC, council tax and heating information are unavailable.

• Additional fees may be listed in the Special Conditions of Sale and are not quantified.

• Leasehold legal terms beyond the stated 231-year length, £100 ground rent and service charge are not supplied.

Recommendation

Do not bid on a BTL or BRRR basis until rent, condition, leasehold documents, service-charge position and all special-condition fees are verified. Consider only a tightly priced purchase supported by inspection and legal due diligence.

Strategy Rating

Analysis Confidence

There are two address-level completed-sale indicators and clear tenure, lease and occupancy data, but no exact-unit confirmation, condition evidence, rental evidence, EPC, council tax, heating details, refurbishment budget or complete fee schedule.