11 St. Andrews Way, Deans, Livingston, West Lothian EH54 8DJ

Description

The property comprises a ground floor flat in a traditional four storey tenement formed in stone and slate.

Accommodation

Entrance Hallway; Lounge/Kitchen; Bedroom; Bathroom

Investment Analysis

The £60,000+ guide is the only price evidence supplied. No completed sales, rental comparables, tenure, occupancy, condition, EPC or local market evidence is available, so GDV and investment value cannot be reliably estimated. At the guide, the stated buyer premium is £1,860 including VAT because the 1.2% calculation is below the minimum; this gives a known acquisition price plus premium of £61,860 before any other costs or works.

Investment Snapshot

Strategy Recommendation

Do not proceed on the supplied evidence alone. Obtain the legal pack, tenure and occupancy details, inspection evidence, confirmed fees, comparable sales and local rental evidence before considering owner-occupier or investment purchase.

Works Required

No specific defects or refurbishment requirements are evidenced. Confirm condition of the tenement, flat, services, kitchen, bathroom and common areas before bidding; no works allowance can be supported from the supplied information.

Rental & Market Context

Potential BRRR Position

A BRRR assessment is not possible without supported GDV, refurbishment costs, rent, tenure and finance-relevant property information. The known guide-plus-minimum buyer premium is £61,860, excluding any other fees, works and finance costs.

Buy-to-Let Analysis

BTL viability cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. Yield, operating costs and total project cost are therefore unsupported. Tenure, occupancy and any existing tenancy position also require confirmation.

Flip Analysis

A flip appraisal cannot be completed because there are no completed comparable sales, supported GDV, condition assessment, refurbishment allowance or selling-cost allowance. Any resale surplus would therefore be speculative.

Investor Risks & Due Diligence

• No completed sales evidence to support market value or GDV.

• No sufficiently specific rental evidence, so yield and rental viability cannot be established.

• Tenure, occupancy and lease details are not supplied.

• Condition and refurbishment requirements are unknown.

• Admin charges, special-condition fees and other acquisition costs are unknown.

• Traditional tenement common-area and building liabilities cannot be assessed from the supplied evidence.

Recommendation

Do not proceed on the supplied evidence alone. Obtain the legal pack, tenure and occupancy details, inspection evidence, confirmed fees, comparable sales and local rental evidence before considering owner-occupier or investment purchase.

Strategy Rating

Analysis Confidence

Only the basic property description, guide price and minimum buyer premium are supplied; key valuation, rental, condition, tenure, occupancy and cost evidence is absent.