No. 208 York Road, Leeds, West Yorkshire, LS9 9LN

Description

An excellent opportunity to acquire a tenanted mixed-use investment property situated on the busy York Road in Leeds. The property offers a commercial unit to the ground floor, currently used as a kitchen/retail area, together with a two bedroom apartment arranged over the first and second floors. The apartment provides a living room, kitchen, bathroom and two bedrooms, with the property also benefiting from substantial cellar storage.

Accommodation

Ground-floor commercial unit currently used as a kitchen/retail area; two-bedroom apartment over the first and second floors comprising living room, kitchen, bathroom and two bedrooms; substantial cellar storage.

Location

Located on the eastern side of Leeds, well positioned for access to the amenities of York Road and the wider Harehills and East End Park areas, with supermarkets, local shops, cafés and takeaways. Leeds city centre is accessible by bus along York Road, with several routes providing frequent services into the core shopping, business and entertainment districts.

Tenure / Property Information

Investment Analysis

The evidence supports a cautious base GDV of £80,000, referencing the nearby 218 York Road sale at £80,000 in July 2024. The £75,000 sale at 222 York Road provides a low case and the £92,500 sale at 216 York Road provides a higher case, although both differ in date and property details. The £225,000 sale at 204 York Road is an outlier with an unspecified property type and is not relied upon. The mixed-use nature, unknown tenure, unknown tenancy terms and absent condition information materially limit valuation confidence.

Investment Snapshot

Strategy Recommendation

Proceed only as a conditional mixed-use investment opportunity after reviewing the legal pack and verifying the commercial and residential tenancy income, tenure, arrears, permissions, compliance and all additional auction costs. Do not rely on the residential rental comparables as total-property income.

Works Required

No physical defects or refurbishment requirements are evidenced, so no works allowance can be responsibly estimated. Legal, tenancy, commercial-use, EPC and building-condition due diligence should be completed before bidding.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At a base GDV of £80,000, a 75% refinance would provide approximately £60,000 before lender costs and subject to valuation, mortgageability and the legal position. Acquisition cost, works cost, commercial income and tenancy terms are not sufficiently evidenced, so cash left in and refinance viability cannot be calculated reliably.

Buy-to-Let Analysis

A whole-property BTL yield cannot be established. The supplied £300–£393 pcm figures are advertised asking rents for two-bedroom residential properties and do not evidence the rent for this apartment. No commercial rent, passing rent, tenancy agreement, arrears position or lease terms are supplied. The property is stated to be tenanted, but income and tenancy quality remain unverified.

Flip Analysis

A resale analysis cannot be completed reliably because refurbishment costs, acquisition costs beyond the £3,600 administration charge, selling costs and the legal/tenancy position are unknown. The comparable evidence indicates a broad local value range of approximately £75,000–£92,500, but does not establish a precise vacant or investment resale value for this mixed-use property.

Investor Risks & Due Diligence

• Unknown tenure and legal-pack obligations.

• Passing residential and commercial rents are not supplied or verified.

• The £300–£393 pcm rental evidence is advertised residential asking rent only and excludes commercial income.

• Property condition and any required refurbishment are unknown.

• Additional buyer premiums, legal fees, searches, sellers' costs, transfer fees and disbursements may apply.

• Mixed-use mortgageability, planning/use compliance and insurance requirements are unverified.

• The property is tenanted, so vacant possession, arrears and tenancy quality cannot be assumed.

Recommendation

Proceed only as a conditional mixed-use investment opportunity after reviewing the legal pack and verifying the commercial and residential tenancy income, tenure, arrears, permissions, compliance and all additional auction costs. Do not rely on the residential rental comparables as total-property income.

Strategy Rating

Analysis Confidence

There is useful nearby completed-sale evidence and a stated property configuration, but tenancy terms, actual rent, commercial rent, tenure, condition, costs and legal-pack details are absent.