Flat 10 Valley House, Sheffield, South Yorkshire, S12 2AZ

Description

Two bedroom apartment located in Sheffield, offered via online auction. Comprising an entrance hallway leading to an open lounge/kitchen/diner with Juliet balcony, a bathroom, two bedrooms, and off street parking. Close to a range of amenities and transport links.

Accommodation

Entrance hallway, open lounge/kitchen/diner with Juliet balcony, bathroom, and two bedrooms.

Location

Close to a range of amenities and transport links.

Tenure / Property Information

Investment Analysis

The strongest evidence is two completed leasehold flat sales at Valley House, 98 Woodhouse Road, for £90,000 and £94,000 in 2024. These are not confirmed to be the same flat, so they provide indicative rather than exact-unit evidence. A base GDV of £92,000 is supported, with a £90,000–£94,000 evidence range. The £70,000 guide is £22,000 below the base GDV before the £3,600 administration charge and any other unquantified costs.

Investment Snapshot

Strategy Recommendation

Proceed only as a tightly verified value-led purchase, subject to inspection, lease review, service-charge and ground-rent checks, and confirmation of resaleability. Do not rely on BTL or BRRRR returns until rent and lease information are obtained.

Works Required

No refurbishment works or defects are identified in the supplied description. Budgeting for works cannot therefore be supported; confirm condition, lease requirements and any communal or compliance works before bidding.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £70,000 guide, the known administration charge would bring the documented acquisition amount to £73,600 before any works and other possible charges. A 75% refinance of the £92,000 base GDV is £69,000, but total project cost and cash left in cannot be calculated reliably without works and full purchase-cost information.

Buy-to-Let Analysis

BTL viability cannot be established because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. The EPC is C, but rent, service charge, ground rent, lease length and other ownership costs remain unverified.

Flip Analysis

The £92,000 base GDV indicates a gross value gap of £22,000 against the guide, or £18,400 after the known £3,600 administration charge, before works, selling costs and other auction charges. A reliable flip surplus cannot be calculated because refurbishment and selling allowances are unsupported.

Investor Risks & Due Diligence

• The sold comparables are nearby or same-development evidence but are not confirmed to be Flat 10.

• No rental evidence is available, preventing yield and cash-flow analysis.

• Property condition and any refurbishment requirement are not evidenced.

• Lease length, ground rent and service-charge obligations are not supplied.

• Additional search, seller, legal and transfer charges may apply but are unquantified.

• The £3,600 administration charge is payable on the fall of the virtual gavel.

Recommendation

Proceed only as a tightly verified value-led purchase, subject to inspection, lease review, service-charge and ground-rent checks, and confirmation of resaleability. Do not rely on BTL or BRRRR returns until rent and lease information are obtained.

Strategy Rating

Analysis Confidence

Two recent local completed sales support the GDV range, but the comparables are not confirmed as the same flat. Rental evidence, condition, lease terms, service charges, ground rent and several auction costs are unavailable.