Building to the Rear of 42 Smawthorne Lane, Castleford, West Yorkshire, WF10 4EN

Description

A Detached Building Situated on a Plot of Land Measuring Approximately 58 sq m (619 sq ft). The property comprises a detached building situated on a plot of land measuring approximately 58 sq m (619 sq m).

Location

The land and outbuilding is situated on a residential road close to local shops and amenities. The open spaces of Smawthorne Park are within easy reach. Transport links are provided by Castleford rail station.

Tenure / Property Information

Investment Analysis

The only supplied completed sale is £60,000 for 20A Smawthorne Lane in May 2002. It is too old and not sufficiently evidenced as comparable to support a current GDV, particularly because this property has no stated accommodation, bedroom count, condition, planning status or lawful use. The £20,000 guide is not a valuation. The known guide-price acquisition cost including the £1,800 administration charge is £21,800, before disbursements, other special-condition charges, works and finance.

Investment Snapshot

Strategy Recommendation

Do not bid on the present evidence. Obtain and review the legal pack, confirm lawful use and planning potential, inspect the building and land, and obtain current valuation, rent and works evidence before considering acquisition.

Works Required

No specific works can be reliably specified from the evidence. Establish lawful use, planning and building-regulation status, measure and inspect the building, and obtain professional costings before bidding.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

BRRR cannot be underwritten. A current GDV, refurbishment budget, lawful residential use, accommodation schedule and achievable rent are unavailable. The only known acquisition-plus-administration figure at the guide is £21,800, excluding disbursements, other charges and works.

Buy-to-Let Analysis

BTL viability cannot be established. No accommodation or bedroom count is provided, and the two advertised rents (£340 pcm and £875 pcm for a two-bed house) are asking rents for unspecified properties rather than evidence of achievable rent for this building. Condition, lawful residential use and conversion requirements are unknown.

Flip Analysis

A flip surplus cannot be calculated. The £60,000 comparable completed in 2002 is insufficient for a current resale value, while works, planning status, accommodation and selling costs are unknown.

Investor Risks & Due Diligence

• Unknown accommodation, bedroom count and internal layout.

• Unclear lawful use, planning status and building-regulation compliance.

• Condition and refurbishment requirements are not provided.

• The sole completed comparable is from 2002 and may not reflect current value.

• Disbursements and other special-condition charges may be payable in addition to the stated £1,800 administration charge.

• Rental evidence consists only of asking rents for unspecified properties, including a separate two-bedroom house.

Recommendation

Do not bid on the present evidence. Obtain and review the legal pack, confirm lawful use and planning potential, inspect the building and land, and obtain current valuation, rent and works evidence before considering acquisition.

Strategy Rating

Analysis Confidence

The evidence lacks accommodation details, condition, planning/use information, current comparable sales, reliable rent evidence, refurbishment costs and selling costs. The only sale comparable is from 2002.