Gallows Bridge Cottage, View Croft Road, Shipley, Bradford, BD17 7DU

Description

This two bedroom, detached house is a unique property, positioned on the Leeds Liverpool canal. We understand the property is in poor internal condition (including some fire damage) and requires a substantial refurbishment. We believe accommodation includes a kitchen, living room, conservatory, WC, two bedrooms and two bathrooms. There is also a large enclosed garden to the side, and a smaller garden to the other side of the property. There is no road or vehicular access.

Accommodation

Lower Ground Floor (not inspected): Cellar & WC. Ground Floor (not inspected): Living room, kitchen/diner and conservatory. First Floor (not inspected): Two bedrooms, bathroom and en-suite. Externally: Gardens to both sides.

Location

Located in Shipley, a short walk to the town centre with shops, supermarkets and restaurants. Conveniently located close to Shipley train station.

Tenure / Property Information

Investment Analysis

The only supplied sold evidence is for the same address at £160,000 in 2003 and £300,000 in 2006. These historic transactions do not provide a reliable current GDV, particularly given the reported poor internal condition, fire damage and lack of vehicular access. Current valuation and refurbishment costs cannot be established from the evidence. At the £46,000 guide, the stated buyer premium (£1,680) and minimum administration charge (£2,100) would bring known purchase-related costs to £49,780 before refurbishment, special conditions, legal, search, finance and other costs.

Investment Snapshot

Strategy Recommendation

Do not bid on the current evidence alone. Proceed only after a full inspection, confirmation of fire-related works, a current local valuation, lease/service-charge information and review of all special conditions. The property may suit a refurbishment-led strategy, but the current margin is unproven.

Works Required

Substantial refurbishment is reported as necessary, including addressing the stated fire damage. The kitchen, living room, conservatory, WC, two bedrooms, bathroom, en-suite, cellar and external areas require inspection before works are specified. No quantified scope or cost is supported by the evidence.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

BRRR cannot be quantified because no current GDV, refurbishment budget or finance costs are supported. The historic same-address sales range from £160,000 to £300,000, but both sales are from 2003–2006 and cannot establish a current refinance value. The leasehold structure, remaining lease term and unknown service charge/ground rent also require verification.

Buy-to-Let Analysis

The £850 pcm figure is an advertised asking rent, not an achieved or auctioneer-supported passing rent. It implies £10,200 annual gross rent and 22.17% gross yield against the £46,000 guide only, before refurbishment and all other costs. A dependable BTL assessment cannot be completed because the property is reported to be in poor condition and no refurbishment budget, current valuation or operating costs are supplied.

Flip Analysis

A flip appraisal cannot be completed reliably. The reported fire damage and substantial refurbishment requirement create an unquantified project cost, while the historic same-address sales are too old to establish current resale value. Selling costs and any special-condition charges are also not quantified.

Investor Risks & Due Diligence

• Reported poor internal condition and some fire damage.

• Property accommodation was not inspected according to the listing.

• No road or vehicular access.

• Leasehold service charge and ground rent are not supplied.

• EPC rating E.

• The £850 pcm figure is an advertised asking rent rather than achieved rent.

• Historic comparable sales date from 2003 and 2006 and may not reflect current value.

• Special Conditions of Sale may add search, seller, legal, transfer and other charges.

• No current refurbishment budget or resale valuation is available.

Recommendation

Do not bid on the current evidence alone. Proceed only after a full inspection, confirmation of fire-related works, a current local valuation, lease/service-charge information and review of all special conditions. The property may suit a refurbishment-led strategy, but the current margin is unproven.

Strategy Rating

Analysis Confidence

The address has historic sold evidence and one advertised rent, but there is no current GDV, quantified refurbishment cost, inspection report, passing rent, service-charge information or complete special-condition cost schedule.