Apartment 7, St. Hughes Lodge, 68 Armley Lodge Road, Leeds, West Yorkshire

Description

Upon Instruction of AMG. Leasehold first floor flat comprising two bedrooms, reception room open plan to kitchen, and bathroom/WC.

Accommodation

Two bedrooms, reception room open plan to kitchen, bathroom/WC

Location

The property is located on Armley Lodge Road. A comprehensive range of shops, bars and restaurants are available within Leeds City Centre lying to the east. Public transport links can be found at Burley Park Train Station located to the north and at Leeds Train Station along with a network of local bus services serving the surrounding areas. The property is served by road links including the A647 lying to the south and the A65 located to the north. Recreational pursuits can be found at Armley Park lying to the west.

Tenure / Property Information

Investment Analysis

The five supplied completed sales in the same building range from £66,500 to £90,000. The simple average is approximately £79,500, although the evidence does not confirm that the sold flats were identical in size, condition, floor or specification. The latest supplied sale was £69,000 on 13 August 2026. A reasonable evidence-based scenario range is £69,000 to £90,000, with £79,500 used as the base GDV estimate.

Investment Snapshot

Strategy Recommendation

Treat as a potential value-led purchase only if inspection and the legal pack confirm comparable condition, acceptable service-charge liabilities and no adverse seller fees. Do not rely on a BTL or BRRR strategy until rent and full lease costs are verified.

Works Required

No specific defects or required works are identified in the supplied evidence. The buyer should verify the flat’s condition, fixtures, communal areas and any planned 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 £50,000 guide, the known purchase price plus the £1,800 administration charge is £51,800 before any works, service charge, seller fees, taxes or finance costs. A 75% refinance against the £79,500 base GDV would be approximately £59,625, but the cash position cannot be calculated reliably without refurbishment, service-charge, seller-fee and finance-cost information.

Buy-to-Let Analysis

BTL analysis cannot be established because no sufficiently specific rental comparable or auctioneer rent estimate is provided. The £283.62 annual ground rent and the £1,800 buyer administration charge should be reflected in any full appraisal, alongside any applicable service charge and seller fees identified in the legal pack.

Flip Analysis

The base GDV indication is £79,500, based solely on supplied same-building completed sales. A reliable flip surplus cannot be calculated because refurbishment costs, selling costs, taxes, finance costs and potentially applicable seller fees are not supplied.

Investor Risks & Due Diligence

• The legal-pack lease information was awaited and should be checked before bidding.

• Ground rent is stated at £283.62 per annum; service-charge and major-works information is not supplied.

• An additional seller fee may be payable on completion under the Special Conditions of Sale.

• No sufficiently specific rental evidence is provided, so rental yield cannot be established.

• The EPC is rated E.

• The supplied comparable sales may not match this flat’s exact size, condition, floor or specification.

Recommendation

Treat as a potential value-led purchase only if inspection and the legal pack confirm comparable condition, acceptable service-charge liabilities and no adverse seller fees. Do not rely on a BTL or BRRR strategy until rent and full lease costs are verified.

Strategy Rating

Analysis Confidence

The evidence includes several same-building completed sales and clear lease terms, but lacks flat-specific comparable details, condition, rent, service-charge information, seller fees and refurbishment costs.