Flat 6, Wellfield House, 7 Halifax Road, Staincliffe, Dewsbury, West Yorkshire

Description

This one bedroom first floor apartment with off street parking is offered for sale via traditional auction. The property is currently tenanted generating a gross rental income of £4,800 per annum making this a great addition to a rental portfolio.

Accommodation

First Floor: Lounge, kitchen, bedroom and shower room.

Location

Ideally located within easy reach of Dewsbury hospital, local amenities and Dewsbury train station nearby.

Tenure / Property Information

Investment Analysis

Sold evidence at Wellfield House ranges from £47,000 to £74,000, with the latest supplied same-address sale at £60,500. A cautious GDV range is £54,950–£74,000, with £60,500 as the base, subject to the comparables not being confirmed as the same flat. The £30,000 guide is materially below this evidence, but buyer fees and unknown legal disbursements apply.

Investment Snapshot

Strategy Recommendation

Potential income-led buy-to-let for an investor comfortable with leasehold costs and tenant/legal due diligence. Do not rely on the apparent discount as a flip margin without confirming the exact comparable flat and all auction costs.

Works Required

No refurbishment works are evidenced. Verify condition, tenancy documentation, lease, service charge position and legal-pack requirements before bidding.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the £60,500 base GDV, 75% refinance is £45,375. Against the guide and known buyer/admin charges only, indicative cash left in is £12,075 before any refurbishment, legal disbursements, finance costs or tax. Actual refinanceability is unconfirmed and the lease, service charge and tenancy require review.

Buy-to-Let Analysis

The stated passing gross rent is £4,800 annually (£400 pcm), producing 16.0% gross yield on the £30,000 guide and approximately 14.41% on the guide plus the £1,200 buyer premium and £2,100 minimum administration charge. After the £1,812 service charge and £150 ground rent, £2,838 remains before finance, tax, maintenance, voids and management. Tenant terms and rent sustainability are unverified.

Flip Analysis

The base GDV is £60,500, but no refurbishment allowance or selling-cost allowance is supported. A reliable flip surplus therefore cannot be calculated. The apparent margin before unknown costs is £27,200 against the guide, buyer premium and minimum administration charge only.

Investor Risks & Due Diligence

• Comparables may relate to different apartments and show a wide value range.

• £1,812 annual service charge materially reduces net income.

• Tenant agreement, rent payment history and vacant-possession position are not supplied.

• Leasehold legal-pack terms, service-charge arrears and major works exposure are unverified.

• Special-condition legal fees, search fees, transfer fees and other disbursements may be payable.

• No refurbishment, finance, tax, maintenance, void or management costs are included.

Recommendation

Potential income-led buy-to-let for an investor comfortable with leasehold costs and tenant/legal due diligence. Do not rely on the apparent discount as a flip margin without confirming the exact comparable flat and all auction costs.

Strategy Rating

Analysis Confidence

There is useful same-address sold evidence and stated passing rent, but the comparables are not confirmed as this flat, external rental evidence is absent, condition and tenancy terms are incomplete, and legal/selling costs are unknown.