Esholt Springs Grazing Land, Springs Road, Guiseley, Leeds, West Yorkshire LS20 8AY

Description

Description A freehold parcel of land extending to approximately 1.25 acres (0.5 hectares). The plot comprises grazing land with shrubbery and tree cover; it is allocated as greenbelt but may be subject to alternatives uses, subject to any necessary consents.

The plot is located directly to the east of Springs Road, which joins Coach Road to the north on the southern periphery of Guiseley. Yeadon and Esholt are approximately 1 mile to the east and 0.75 miles to the south-west, respectively.

Site Area Approximately 1.25 acres (0.5 hectares) Tenure Freehold Planning For any pre-application advice, interested parties should consult directly with the Local Planning Authority: Bradford Council Development Services, 4th Floor, Britannia House, Hall Ings, Bradford, BD1 1HX.

Telephone: 01274 434605. Email: planning.enquiries@bradford.gov.uk Occupancy See Legal pack for details on occupancy

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 £21,238

• Low case set 8% below midpoint (£20,000) to reflect condition/comparable uncertainty

• High case set 8% above midpoint (£23,000) for a strong investor-standard finish

HB estimated GDV: £20,000 low / £21,000 base / £23,000 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 £500 pcm (£6,000 pa). For scenario testing, use roughly £460 / £500 / £540 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 £500 pcm gives 100.0% gross yield on guide and 31.2% on guide plus midpoint works. These are gross yields before voids, repairs, management, insurance and finance.

BRRR Analysis

Guide £6,000 + midpoint works £13,250 + auction fee allowance £108 + legal/valuation £1,500 + indicative six-month bridge/arrangement cost £273 + holding allowance £1,500 gives a pre-SDLT all-in cost of approximately £22,631. At base GDV £21,000, a 75% refinance is £15,750, leaving approximately £6,881 capital in before SDLT. Low/high refinance outcomes are £15,000 / £17,250.

Flip Analysis

Using base GDV £21,000, pre-SDLT all-in cost £22,631 and selling/legal allowance £1,098, indicative pre-tax/pre-SDLT flip surplus is £-2,729. That is approximately -12.1% profit on cost and -13.0% 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 £3,009. 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.