Apartment 16, Calder Court, Town Hall Street East, Halifax, West Yorkshire, HX1 1UU

Description

Long leasehold second and third floor flat. Upon instruction of Countrywide.

Accommodation

Third floor: Two bedrooms, ensuite shower room, bathroom/wc. Second floor: Reception room, kitchen, wc.

Location

Located on Town Hall Street East. Shopping amenities are available locally within Halifax Town Centre. Public transport links are available at Halifax Train Station to the south east and Sowerby Bridge Train Station to the south west, along with local bus services. Road links include the A629 to the north west and A58 to the north. Recreational pursuits can be found at Akroyd Park to the north.

Tenure / Property Information

Investment Analysis

The five supplied completed sales are in Calder Court and range from £43,500 to £57,500, with the most recent 2022 sale at £46,000. The average is £50,100. A cautious HB scenario is £46,000 low, £50,100 base and £57,500 high, although all comparables are dated and no current condition evidence is supplied.

Investment Snapshot

Strategy Recommendation

Potentially suitable for a cautious BTL at or near the guide, subject to confirming condition, achieved rent, service charge, ground rent and all special-condition fees. Do not bid on the apparent margin alone.

Works Required

No specific defects or refurbishment requirements are evidenced. Obtain a viewing, confirm the condition of the flat and establish any required repairs, together with service charge, ground rent, heating and parking details.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £39,000 guide, the known acquisition cost including the £1,800 administration charge is £40,800 before any unknown seller fees, finance costs or works. A 75% refinance against the £50,100 base GDV would be approximately £37,575, leaving an indicative £3,225 of capital unrecovered before finance and tax. The result is highly dependent on valuation, lender criteria, leasehold costs and actual rent.

Buy-to-Let Analysis

Using the midpoint of the supplied advertised asking rents, £600 pcm, annual gross rent is £7,200. This produces an indicative gross yield of 18.46% on the £39,000 guide and 17.65% on the £40,800 guide plus the known £1,800 administration charge. Actual net yield cannot be established because service charge, ground rent, repairs, management, voids and other fees are unknown. Rental evidence is advertised asking rent, not achieved rent.

Flip Analysis

On the base £50,100 GDV, the known purchase and administration cost is £40,800 before works, selling costs, finance, tax and any seller fees, indicating £9,300 before those deductions. A reliable flip surplus cannot be calculated because no selling allowance, refurbishment budget or current valuation evidence is supplied.

Investor Risks & Due Diligence

• The five comparable sales are dated between 2018 and 2022, so current market value is uncertain.

• Annual service charge, ground rent and review details are not supplied.

• Additional seller fees may be payable under the Special Conditions of Sale.

• No condition or refurbishment evidence is supplied.

• Rental figures are advertised asking rents rather than achieved rents.

• Parking, heating and some property details require confirmation from the auction centre.

• Finance, tax, selling costs and lender valuation criteria are excluded from the indicative calculations.

Recommendation

Potentially suitable for a cautious BTL at or near the guide, subject to confirming condition, achieved rent, service charge, ground rent and all special-condition fees. Do not bid on the apparent margin alone.

Strategy Rating

Analysis Confidence

The analysis has same-development sold comparables, advertised rental evidence and a stated administration charge, but the sales are dated and condition, service charge, ground rent, seller fees, works and current valuation evidence are unavailable.