Apartment 2007, Bridgewater Place, Water Lane, LEEDS, West Yorkshire, LS11 5QB

Description

Upon Instruction of Countrywide. Leasehold twentieth floor flat.

Accommodation

One bedroom, reception room open plan to kitchen, bathroom/wc

Location

Bridgewater Place is located on Water Lane close to its junction with Victoria Road (A653). A comprehensive range of shops, bars and restaurants can be found locally within Leeds City Centre. Public transport links are available at Leeds Train Station lying to the north along with a network of local bus services serving the surrounding areas. The property is served by road links including the A653 and the M621 located to the south. Recreational pursuits can be found at Hunslet Moor Park lying to the south.

Tenure / Property Information

Investment Analysis

Same-building completed sales range from £103,000 to £165,000, with four sales from September–October 2025 between £155,000 and £165,000. However, the comparable bedroom counts, floor levels, condition, service charges and unit-specific features are not supplied. A cautious evidence-based base GDV of £160,000 is used, with a broad £103,000–£165,000 range.

Investment Snapshot

Strategy Recommendation

Do not bid solely on the apparent GDV discount. Obtain the legal pack, service-charge and ground-rent information, seller charges, internal inspection and rental evidence before considering a BTL, BRRR or flip strategy.

Works Required

No specific defects or refurbishment requirements are evidenced. Verify condition, fixtures, compliance and any required works through inspection and the legal pack before bidding.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £55,000 guide, the apparent discount to the indicative £160,000 base GDV is substantial. However, refinance analysis is incomplete because refurbishment costs, service charges, ground rent, finance costs and other completion costs are unknown. Theoretical 75% refinance of the base GDV is £120,000, not a guaranteed valuation or loan offer.

Buy-to-Let Analysis

BTL returns cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is provided. Service charge, ground rent and any seller-charged completion fees are also unknown.

Flip Analysis

The same-building sales indicate potential gross value, but a reliable flip surplus cannot be calculated without verified condition, works, purchase price, buyer and seller charges, and selling costs. Comparable unit specifications are not supplied.

Investor Risks & Due Diligence

• Comparable sales do not identify bedroom count, floor, condition or other unit-specific attributes.

• Annual service charge and ground rent are unknown, including review information.

• No sufficiently specific rental evidence or passing rent is provided.

• The seller may charge additional completion fees under the Special Conditions of Sale.

• No condition report or refurbishment scope is supplied.

• A 75% GDV refinance is an assumption, not a guaranteed valuation or lending outcome.

Recommendation

Do not bid solely on the apparent GDV discount. Obtain the legal pack, service-charge and ground-rent information, seller charges, internal inspection and rental evidence before considering a BTL, BRRR or flip strategy.

Strategy Rating

Analysis Confidence

There are several recent same-building completed sales and a stated long lease, but the comparables are not unit-specific and key financial inputs including rent, service charge, ground rent, condition, works and possible seller fees are missing.