Flat 2, 42 St. Pauls Road, Manningham, Bradford BD8 7LP

Description

A two bedroom first floor flat. Presented in clean decorative order. Vacant. EPC rating - C.

Accommodation

First Floor - Kitchen/Lounge/Diner, Two bedrooms, Bathroom. Kitchen/Lounge Diner - 5.15m x 7.05m; Bedroom 1 - 4.48m x 3.27m; Bedroom 2 - 3.57m x 3.69m; Bathroom - 2.26m x 2.59m.

Location

The property is situated on St. Paul Road within the Manningham area of Bradford. The area benefits from local shopping facilities, schools and day-to-day amenities. Recreational amenities include green spaces such as Cartwright Hall Gardens. Bradford city centre is readily accessible. Transport Frizinghall - northern. Bradford Forster Square - LNER, northern.

Tenure / Property Information

Investment Analysis

The strongest evidence is the completed sale of the same address, 42 St Pauls Road, at £50,000 on 14 October 2021. A further sale at the address was £14,750 in 1999 but is too historic to rely on as a current indicator. The £41,000 guide is £9,000, or 18%, below the 2021 same-address sale. A £50,000 base GDV is used cautiously, subject to current condition, lease, service-charge and legal verification.

Investment Snapshot

Strategy Recommendation

Proceed only after confirming the leasehold pack, service charges, ground rent, auction fees and condition. At the guide, the historic same-address sale provides some value support, but absent rent and cost evidence makes a BTL, BRRR or flip decision provisional.

Works Required

The flat is described as being in clean decorative order, so no specific refurbishment works are evidenced. Confirm condition, fixtures, services, communal areas, lease obligations and any remedial requirements before bidding.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the cautious £50,000 base GDV, 75% refinance would equate to £37,500. A cash-left-in calculation cannot be completed because refurbishment costs, buyer premium, VAT, seller charges, finance costs and other acquisition costs are not supplied.

Buy-to-Let Analysis

No sufficiently specific rental evidence or auctioneer rent estimate is supplied, so rent and gross yield cannot be established. The vacant two-bedroom layout and EPC C are potentially suitable for letting, but leasehold costs, council tax, service charge and demand require verification.

Flip Analysis

The £50,000 base GDV is supported by the same-address 2021 completed sale, while the guide is £41,000. A flip surplus cannot be calculated because works, auction charges, VAT, selling costs and finance costs are unsupported. The margin between guide and evidenced sale is limited before costs.

Investor Risks & Due Diligence

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

• Buyer premium, VAT applicability, seller charges and other auction costs are unspecified.

• Leasehold service charge, ground rent and other lease obligations are not supplied.

• The base GDV relies primarily on one same-address sale from 2021 and may not reflect current market conditions.

• Detailed condition, services and communal-area information is not provided despite the property being described as in clean decorative order.

Recommendation

Proceed only after confirming the leasehold pack, service charges, ground rent, auction fees and condition. At the guide, the historic same-address sale provides some value support, but absent rent and cost evidence makes a BTL, BRRR or flip decision provisional.

Strategy Rating

Analysis Confidence

There is one relevant same-address completed sale and clear property particulars, but no rental evidence, buyer/admin fee amounts, service-charge information, seller costs, council tax or detailed condition assessment.