Flat 14, Behrens Warehouse, 26, East Parade, Bradford, West Yorkshire

Description

Leasehold two bedroom second floor flat. Investment.

Accommodation

Two bedrooms, reception room/kitchen, bathroom/WC

Location

Located on East Parade. Shopping amenities are available locally within Bradford City Centre. Public transport links are available at Bradford Interchange Train Station to the south west and Bradford Forster Square Train Station to the north west, along with local bus services. Road links include the A650 to the east and A658 to the north. Recreational pursuits can be found at Centenary Square to the south west.

Tenure / Property Information

Investment Analysis

Completed Land Registry sales for Behrens Warehouse range from £42,000 to £58,000, with the three latest sales at £42,000, £50,000 and £58,000. These are same-building comparables but no flat numbers, sizes, condition or tenancy details are supplied, so a £50,000 base GDV is an indicative estimate only. Low and high scenarios use the evidenced £42,000–£58,000 range.

Investment Snapshot

Strategy Recommendation

Proceed only after reviewing the special conditions, tenancy and rent schedule, service charge and ground rent details, lease terms, and property condition. The low guide offers apparent gross value against recent same-building sales, but the evidence is insufficient to recommend a firm bid or strategy.

Works Required

No specific defects or refurbishment requirements are evidenced. Confirm condition, heating, parking, service charge, ground rent, tenancy details and compliance documentation before bidding; no works allowance can be supported from the supplied evidence.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £20,000 guide, the known £1,800 contract documentation fee gives a minimum evidenced acquisition outlay of £21,800 before any works, seller fees, service charge or ground rent liabilities. A 75% refinance against the £50,000 indicative base GDV would be £37,500, but total project cost and cash left in cannot be calculated reliably without tenancy, charge, fee and condition information.

Buy-to-Let Analysis

The property is let on an assured shorthold tenancy, but no passing rent, auctioneer rent estimate or sufficiently specific rental evidence is supplied. Rental yield and debt-service assessment therefore cannot be established. The unknown annual service charge, ground rent and review terms are material to net returns.

Flip Analysis

The indicative £50,000 base GDV is supported by same-building completed sales, with an evidenced range of £42,000–£58,000. A reliable flip surplus cannot be calculated because refurbishment costs, seller fees, acquisition costs beyond the known £1,800 charge and selling costs are not supplied.

Investor Risks & Due Diligence

• No passing rent or reliable rental evidence is supplied, preventing yield assessment.

• Annual service charge, annual ground rent and review details are unknown.

• Additional seller fees may be payable under the special conditions.

• Property condition, heating and parking details are unknown, so refurbishment and operating costs cannot be estimated.

• The 101-year remaining lease term is stated, but full lease obligations and charge details require confirmation.

• Same-building comparables do not identify the individual flat or confirm equivalent size, condition or tenancy status.

Recommendation

Proceed only after reviewing the special conditions, tenancy and rent schedule, service charge and ground rent details, lease terms, and property condition. The low guide offers apparent gross value against recent same-building sales, but the evidence is insufficient to recommend a firm bid or strategy.

Strategy Rating

Analysis Confidence

Same-building completed sales support an indicative GDV range, but the comparables are not flat-specific and key financial evidence is missing, including rent, service charge, ground rent, condition, seller fees and special conditions.