Apartment 28, Westfield Mills, Edinburgh Avenue, Leeds, West Yorkshire, LS12 3UQ

Description

Leasehold first floor flat

Accommodation

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

Location

The property is located on Edinburgh Avenue. Shopping amenities can be found locally within Leeds City Centre. Public transport links are available at Leeds Train Station to the east and Burley Park Train Station to the north east along with a network of local bus services serving the surrounding areas. The property is served by road links including the A647 to the north. Recreational pursuits can be found at Moorfield Park to the north west.

Tenure / Property Information

Investment Analysis

Five completed sales in Westfield Mills range from £34,000 to £80,000, with a median of £68,500. The most recent evidence is £77,000 on 27 March 2026 and £34,000 on 21 November 2025, showing substantial variation. A base GDV of £68,500 is used, with £51,000 low and £77,000 high scenarios. The guide is £40,000, before the known £1,800 buyer administration charge and any seller-charged completion fees.

Investment Snapshot

Strategy Recommendation

Potential low-entry BTL or BRRR subject to verifying the £950 rent evidence, lease liabilities and service charges. Do not bid solely on the headline yield; inspect the flat and obtain the special conditions and full lease-cost information first.

Works Required

No specific defects or refurbishment requirements are evidenced. Allow for inspection only, including confirmation of condition, lease documents, service charge, ground rent and statutory compliance before bidding. No refurbishment allowance is included in the calculations.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £40,000 guide, the purchase plus known £1,800 administration charge is £41,800 before any unknown seller fees or works. Using the £68,500 base GDV, 75% refinance is £51,375, implying indicative cash released of £9,575 before finance, tax and other costs, assuming valuation and lending criteria support the refinance. The 79-year lease and unknown service-charge and ground-rent liabilities require confirmation.

Buy-to-Let Analysis

The supplied rental evidence is an advertised £950 pcm for a one-bedroom property in LS2, not an achieved rent and not the subject's LS12 postcode. At £950 pcm, annual gross rent is £11,400, equating to 28.50% on the £40,000 guide or 27.27% against the £41,800 guide plus known admin charge. These figures exclude service charge, ground rent, finance, management, maintenance, voids and unknown seller fees, so net profitability cannot be established.

Flip Analysis

Using the £68,500 base GDV, known acquisition and administration costs total £41,800 before works, selling costs, finance, tax and any seller fees. This leaves £26,700 before those excluded costs. A formal flip surplus is not estimated because no supported selling allowance, finance cost or refurbishment allowance is available. The wide £34,000–£80,000 comparable range creates material resale uncertainty.

Investor Risks & Due Diligence

• The lease has 79 years remaining, which may affect mortgageability, resale and future lease-extension cost.

• Annual service charge, ground rent, review period and ground-rent increases are not supplied.

• The £950 pcm rental evidence is an advertised asking rent for LS2 rather than an achieved rent for this LS12 flat.

• Same-development sold prices range from £34,000 to £80,000, indicating significant valuation uncertainty.

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

• Property condition and any required works are not evidenced.

Recommendation

Potential low-entry BTL or BRRR subject to verifying the £950 rent evidence, lease liabilities and service charges. Do not bid solely on the headline yield; inspect the flat and obtain the special conditions and full lease-cost information first.

Strategy Rating

Analysis Confidence

There are five completed sales in the same development, but values vary widely. Condition, service charge, ground rent, seller fees and lease terms are incomplete, while the only rental evidence is an asking rent from a different postcode.