Edgerton Cemetery Lodge , Cemetery Road, Edgerton, Huddersfield, West Yorkshire HD1 5NF

Description

Description A rare opportunity to acquire a cemetery lodge, ready for refurbishment to fulfil it's fantastic potential. This grade II-listed property is an attractive, semi-detached building last used as office premises and now sold with vacant possession.

Works have been undertaken on the property since 2020, including fitting of new floors and windows, as well as repairs to the roof; the property has been taken back to brick and requires comprehensive refurbishment, including connecting to the utilities, as a result.

Once renovated, this property may be suitable for a number of uses (STP) including continued use as office premises or alternatively as a dwelling. Buyers must note that the property currently has no formal parking arrangements and is sold only with pedestrian access rights.

The property is situated adjacent to the entrance gates to Edgerton Cemetery and opposite Huddersfield Tennis & Squash Club, fronting Cemetery Road, which is accessed directly from New North Road (A629).

The A629 leads to Huddersfield town centre, approximately 1 mile to the east, which offers a range of national brands and amenities. Site Area Approximately 115 Sq M (138 Sq Yds).

Tenure Freehold Planning For any pre-application advice, interested parties should consult directly with the Local Planning Authority: Kirklees Council, Princess Street, Huddersfield, HD1 2TT. Telephone: 01484 221 000.

Email: local.development@kirklees.gov.uk Occupancy Vacant possession upon completion

Investment Analysis

Investment Snapshot

Underwriting basis. This is an indicative desktop appraisal. GDV is an estimated post-works/open-market value, not a guaranteed valuation. Comparable research is widened from the same street/postcode to the surrounding market up to approximately five miles where necessary.

Market Comparables

• HB 5-mile market proxy: comparable local sale/asking evidence supports a working post-works midpoint around £148,012

• Low case set 8% below midpoint (£136,000) to reflect condition/comparable uncertainty

• High case set 8% above midpoint (£160,000) for a strong investor-standard finish

HB estimated GDV: £136,000 low / £148,000 base / £160,000 high. The range reflects comparable quality, condition and the fact that auction stock can trade below normal owner-occupier market value.

Proposed Works

The allowance follows the auction description/visible condition and investor-standard refurbishment scope. It is not a structural survey or contractor quotation.

Rental Value

Working market rent is approximately £956 pcm (£11,471 pa). For scenario testing, use roughly £879 / £956 / £1,032 pcm for low/base/high cases. This is an indicative market-rent estimate and should be read alongside any passing tenancy stated by the auctioneer.

Low / Base / High Investment Scenario

Buy-to-Let

Base rent £956 pcm gives 11.5% gross yield on guide and 8.1% on guide plus midpoint works. These are gross yields before voids, repairs, management, insurance and finance.

BRRR Analysis

Guide £100,000 + midpoint works £41,750 + auction fee allowance £1,800 + legal/valuation £1,500 + indicative six-month bridge/arrangement cost £4,550 + holding allowance £1,500 gives a pre-SDLT all-in cost of approximately £151,100. At base GDV £148,000, a 75% refinance is £111,000, leaving approximately £40,100 capital in before SDLT. Low/high refinance outcomes are £102,000 / £120,000.

Flip Analysis

Using base GDV £148,000, pre-SDLT all-in cost £151,100 and selling/legal allowance £2,902, indicative pre-tax/pre-SDLT flip surplus is £-6,002. That is approximately -4.0% profit on cost and -4.1% of GDV. A 5% sale-price reduction and 15% works overrun should be stress-tested before bidding.

Maximum Bid Indicator

For an indicative 15% pre-tax profit-on-cost target before SDLT, the desktop purchase ceiling is approximately £82,693. This is a screening figure, not a formal valuation or bidding recommendation.

Strategy Rating

Buy-to-Let: ★★★★☆ | BRRR: ★★★☆☆ | Flip: ★★☆☆☆

Key Risks

Confirm legal title/tenure, occupancy, planning/licensing, service charge/ground rent where relevant, structural condition, utilities, abnormal works and finance terms. Market comparables are indicative and should be refreshed immediately before bidding.