1 Rose Lodge Abbey Road, Dentons Green, St. Helens, Merseyside, WA10 6JU

Description

Description Available via auction, this is a rare opportunity to acquire a unique detached home steeped in local history. In addition, the property offers excellent development potential, making it an ideal opportunity for both developers and owner-occupiers seeking to create a bespoke home. A truly versatile site with significant scope for enhancement, redevelopment, or future value growth Forming part of the historic Windleshaw Chantry, believed to date back to 1415 and recognised as one of the oldest surviving buildings in the area. Occupying a picturesque position with attractive views across the historic site and surrounding woodland, the property enjoys a peaceful semi-rural setting whilst remaining conveniently located for local amenities, reputable schools, public transport links and major road networks. The accommodation comprises three bedrooms, including two first-floor bedrooms served by a family bathroom and a ground-floor bedroom benefitting from access to a stylish shower room featuring a skylight. The principal bedroom includes a walk-in wardrobe. Further accommodation includes a fitted kitchen with an original stone chimney feature and a spacious lounge with bi-fold doors opening onto the gardens and enjoying views towards the Chantry. Externally, the property benefits from attractive, low-maintenance rear gardens, a driveway providing off-road parking, and a detached garage/workshop offering additional storage or workspace. The property combines character features with modern improvements and offers an exceptional opportunity to acquire a distinctive home in a highly desirable location.

Location

1 Rose Lodge Abbey Road, Dentons Green, St. Helens, Merseyside, WA10 6JU

Investment Analysis

Investment Snapshot

Strategy Recommendation

Preferred strategy: Buy-to-Let / Resale. Confirm this against the legal pack, inspection, finance and local market evidence before bidding.

Works Required

• Obtain a condition / structural survey

• Electrical and heating checks

• Allow for decoration and repairs

• Verify planning status, access, services and development constraints

• Review tenancy documents, rent history and landlord compliance

HB initial works allowance: £8,250–£22,000. This is an investment-feasibility allowance, not a contractor quotation.

Rental & Market Context

No reliable current rent is stated in the supplied scrape. For initial appraisal only, HB estimates market rent at approximately £2,425–£2,950 pcm (£29,100–£35,400 pa). This is an HB estimate and should be verified against current local lettings.

GDV / Resale Analysis

HB indicative post-works / stabilised value range: £297,000–£335,500. This is an appraisal estimate only, not a RICS valuation. Verify against recent genuinely comparable sold evidence.

Properties Sold Within Approx. 5 Miles

Specific sold transactions are not contained in the supplied scrape, so no unverified addresses or sold prices have been inserted. Check recent Land Registry / local comparable evidence before setting a maximum bid.

Potential BRRR Position

Illustrative middle case: guide £275,000 plus midpoint works of £15,125 gives about £290,125 before acquisition/finance costs. At the midpoint HB value of £316,250, an illustrative 75% refinance is about £237,188, leaving approximately £52,938 of purchase/works capital before transaction costs.

Flip Analysis

Midpoint HB value £316,250 less guide and midpoint works gives an initial gross spread of about £26,125. This is not profit: SDLT, auction fees, legal fees, finance, holding costs, utilities, insurance, selling fees and contingency must also be deducted.

Investor Risks & Due Diligence

• Review the full legal pack, title and special conditions

• Confirm buyer's premium / auction administration charges and completion timetable

• Obtain a suitable condition or structural survey

• Verify refurbishment quotations and contingency

• Verify current rental evidence and recent comparable sales

• Confirm lender requirements, valuation and exit finance

Recommendation

Initial recommendation: Buy-to-Let / Resale. Proceed only if the legal pack, condition, funding and exit-value evidence support the proposed maximum bid.

Strategy Rating

Buy-to-Let: ★★★★☆ | BRRR: ★★★☆☆ | Flip/Resale: ★★★☆☆