Flat 16 James Court, Hemsworth, Pontefract, WF9 4NZ

Description

Situated close to the amenities available in Hemsworth Town Centre and travelling facilities including Fitzwilliam Train Station. Fitzwilliam Country Park is also nearby. A Self-Contained First Floor Flat in a Purpose-Built Block.

Accommodation

Living Room; Kitchen; Bedroom (One); Bedroom (Two); Bathroom/WC

Location

Situated close to Hemsworth Town Centre amenities, Fitzwilliam Train Station and Fitzwilliam Country Park.

Tenure / Property Information

Investment Analysis

HM Land Registry comparables within James Court sold for £46,000–£65,000. The average is £54,400, with the most recent sale at £56,000. A base GDV of £55,000 is used, with a supported scenario range of £50,000–£60,000. This remains indicative because the subject flat’s condition, floor position and exact specification are not evidenced.

Investment Snapshot

Strategy Recommendation

Potentially attractive as a low-entry BTL or BRRR opportunity only if the rent, tenancy, leasehold charges and legal title are verified. Do not rely on the headline return without confirming the actual purchase price and all completion costs.

Works Required

No refurbishment works or defects are evidenced. Allow for inspection and confirmation of condition, tenancy documentation, lease terms and any block-related costs before bidding; no works allowance is included in the calculations.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the £15,000 guide and £1,500 buyer premium, indicative total acquisition cost is £16,500 before any seller fees, finance, tax or works. At a £55,000 base GDV, 75% refinance is £41,250, implying a gross £24,750 surplus over this calculated cost before refinance costs, taxes and any unreported charges. The result depends heavily on achieving the assumed valuation and lender acceptance of the leasehold, tenancy and property condition.

Buy-to-Let Analysis

At the £15,000 guide, the £300 pcm advertised flat rental evidence implies £3,600 annual rent and a 24.00% gross yield on the guide, or 21.82% including the £1,500 buyer premium. However, this is an advertised rent for a flat in Pontefract WF8 rather than verified passing rent for this property. The £704 pcm evidence relates to two-bedroom houses in Hemsworth and is not directly comparable. Passing rent, tenancy terms, service charge and other leasehold costs are not supplied, so the headline yield is not reliable underwriting.

Flip Analysis

At the guide price, base GDV of £55,000 less the £16,500 calculated acquisition cost indicates £38,500 before selling costs, finance, tax, works and any seller-imposed completion fees. A supported selling allowance is not supplied, so a formal flip surplus is not stated. The auction guide is not the confirmed purchase price.

Investor Risks & Due Diligence

• The property is let on a periodic tenancy, but passing rent, deposit, arrears and tenancy documentation are not supplied.

• The £300 pcm flat rental evidence is from Pontefract WF8 and is only an advertised asking rent; the £704 pcm evidence is for houses and is not directly comparable.

• The lease is described as approximately 107 years and elsewhere 108 years unexpired; the exact term should be verified.

• Service charge, ground rent, reserve fund and other leasehold liabilities are not supplied.

• The seller may charge additional completion fees under the special conditions, but no amount is provided.

• The auction guide is £15,000+ and is not a confirmed purchase price; higher bidding would materially reduce the calculated returns.

• No property condition or refurbishment evidence is supplied.

Recommendation

Potentially attractive as a low-entry BTL or BRRR opportunity only if the rent, tenancy, leasehold charges and legal title are verified. Do not rely on the headline return without confirming the actual purchase price and all completion costs.

Strategy Rating

Analysis Confidence

Strong local completed-sale evidence supports the GDV range, but there is no verified passing rent, no condition or refurbishment information, no leasehold cost information, and the lease term is stated inconsistently as approximately 107 and 108 years.