Apartment 7 St. Hughes Lodge, 68 Armley Lodge Road, Leeds, Leeds, LS12 2AT

Description

This two bedroom, first floor apartment is within a converted school, with plenty of character features and also benefits from gated residents parking. It’s in average condition, but it may benefit from some minor cosmetic improvements and is to be sold with vacant possession.

Accommodation

First Floor: Living room/kitchen, two bedrooms and a bathroom. Externally: Residents parking.

Location

Located in Armley, a residential area 2 miles west of Leeds city centre. There are plenty of amenities within driving distance, and the amenities within the city centre are a 10 minute drive away.

Tenure / Property Information

Investment Analysis

Completed sales at the same address range from £69,000 to £90,000. The most recent supplied sale was £69,000 on 13 August 2026, while the other evidence includes £90,000 in 2025 and £82,000 in 2022. A base GDV of £79,300 is used as the average of the five supplied sales, with a low scenario of £69,000 and high scenario of £90,000. The subject’s exact unit, service charge, ground rent and detailed condition are not evidenced, so the range should be treated cautiously.

Investment Snapshot

Strategy Recommendation

Potentially suitable for buy-to-let at or near the guide, subject to confirming service charge, ground rent, lease terms, condition and achievable rent. Do not rely on a flip or BRRRR appraisal until full costs and the exact unit valuation are verified.

Works Required

Minor cosmetic improvements only, as indicated by the description. No specific defects or refurbishment costings are supplied. Confirm condition, service charge, ground rent and any lease or communal works obligations before bidding.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £45,000 guide, the known purchase price plus buyer premium and minimum admin charge is £48,660 before works and other auction costs. A 75% refinance against the £79,300 base GDV would be approximately £59,475, but cash-left-in cannot be calculated because refurbishment and total project costs are unsupported. The long lease is positive, but service charge and ground rent remain unconfirmed.

Buy-to-Let Analysis

The supplied advertised asking rents of £795–£895 pcm imply annual gross rent of £9,540–£10,740 and gross yields of approximately 21.2%–23.9% against the £45,000 guide. Using the midpoint rent of £845 pcm gives £10,140 annual rent and a 22.5% gross yield on the guide. Net yield cannot be established because service charge, ground rent, management, maintenance, finance and other costs are not supplied. Buyer premium and the minimum admin charge total £3,660 before any additional special-condition costs.

Flip Analysis

The supplied completed sales support a £69,000–£90,000 GDV range and a £79,300 base case. A reliable flip surplus cannot be calculated because no refurbishment allowance, additional auction costs, selling costs or exact unit-specific valuation is supplied. The gap between the guide and comparable values is not by itself sufficient evidence of a profit.

Investor Risks & Due Diligence

• Service charge and ground rent are requested from the vendor but not supplied.

• Additional special-condition, legal, search, transfer or seller-cost charges may apply.

• Rental figures are advertised asking rents, not achieved rents.

• The property has an EPC rating of E.

• Detailed condition is only described as average with possible minor cosmetic improvements; no inspection evidence or works costing is supplied.

• Comparable sales are at the same address but the specific apartment/unit details are not provided.

Recommendation

Potentially suitable for buy-to-let at or near the guide, subject to confirming service charge, ground rent, lease terms, condition and achievable rent. Do not rely on a flip or BRRRR appraisal until full costs and the exact unit valuation are verified.

Strategy Rating

Analysis Confidence

The analysis has five completed sales at the same address, advertised rental evidence and clear auction charges. Confidence is reduced by the absence of unit-specific comparable details, service charge, ground rent, detailed condition, refurbishment costs and special-condition charges.