Dacre Banks, Harrogate, HG3 4ED

Description

Offered to the market with NO CHAIN, the property features an elegant dual-aspect sitting room, a superb dining kitchen with integrated appliances and French doors opening onto the private wrap-around gardens, two generous double bedrooms including a principal suite with fitted wardrobes and a stylish en-suite shower room, together with a contemporary house bathroom and a spacious lower ground floor guest bedroom with study area. Externally, the apartment enjoys attractive, elevated garden areas to the front and side, providing excellent space for outdoor seating and entertaining, whilst further benefiting from two allocated parking spaces within the residents' car park.

Accommodation

Over 1,110 sq ft of versatile living space comprising an elegant dual-aspect sitting room, dining kitchen with integrated appliances, two generous double bedrooms, principal suite with fitted wardrobes and en-suite shower room, contemporary house bathroom, and a lower-ground-floor guest bedroom with study area.

Location

Victorian character and village life within a beautifully converted former vicarage in the heart of Dacre Banks. The property has private wrap-around gardens and is offered with no chain.

Tenure / Property Information

Investment Analysis

The strongest evidence is the same-building leasehold flat sale at £193,000 in February 2022. Other Weeton House sales were £198,000 in 2011, £240,000 in 2007 and £179,000 in 2007, but are materially older. Against the £155,000 guide, an evidence-supported scenario range is £179,000–£198,000, with £193,000 as the base GDV. This is indicative only because there are no recent 2026 comparables, EPC, condition inspection or confirmed property-specific rental comparables.

Investment Snapshot

Strategy Recommendation

Potentially suitable as a value-led purchase or owner-occupier acquisition if legal, lease, condition and rental evidence are satisfactory. Bid only after confirming all auction costs and the extent of communal outgoings; do not rely on the indicative rental yield alone.

Works Required

No material refurbishment works are evidenced in the supplied description. Allow for inspection, safety checks, cleaning and minor presentation works only if required; the property condition, heating and EPC should be verified before bidding.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £155,000 guide and a base GDV of £193,000, the indicative 75% GDV refinance figure is £144,750. Cash left in cannot be calculated because refurbishment costs, auction costs and other purchase costs are not supplied. The £100 pcm service charge and 20% share of communal outgoings should be included in lender and cash-flow checks.

Buy-to-Let Analysis

Using the supplied Harrogate two-bedroom advertised asking rent of £1,495 pcm as an indicative proxy, annual gross rent is £17,940 and gross yield on the £155,000 guide is approximately 11.6%. This is not a property-specific achieved rent and excludes the £100 pcm service charge, communal outgoings, management, maintenance, finance, tax and voids. Net yield cannot be established from the evidence.

Flip Analysis

The base GDV of £193,000 is above the £155,000 guide, but a reliable flip surplus cannot be calculated because refurbishment costs, buyer/admin fees and selling costs are not supplied. The 2022 same-building sale supports the value indication, but the absence of a current sale and condition inspection increases uncertainty.

Investor Risks & Due Diligence

• The £1,495 pcm figure is an advertised Harrogate rent rather than an achieved or property-specific rent.

• A £100 pcm service charge applies, alongside a 20% share of communal outgoings and peppercorn ground rent.

• Buyer premium, admin charge and other auction costs are not supplied, preventing a reliable total-cost and maximum-bid calculation.

• The lease, communal outgoings, reserve fund and management arrangements require legal and lender review.

• No EPC or heating information is supplied.

• The accommodation wording refers to a lower-ground-floor guest bedroom while the stated property type is two-bedroom; the layout and bedroom count should be verified.

• The latest directly comparable completed sale supplied is from February 2022, so current market value is uncertain.

Recommendation

Potentially suitable as a value-led purchase or owner-occupier acquisition if legal, lease, condition and rental evidence are satisfactory. Bid only after confirming all auction costs and the extent of communal outgoings; do not rely on the indicative rental yield alone.

Strategy Rating

Analysis Confidence

There is a direct same-building 2022 completed sale and detailed accommodation information, but rental evidence is only a general Harrogate asking rent, historic comparables are dated, and condition, EPC, heating, auction fees and total communal costs are not supplied.