120 Oxford Street, St. Helens, Merseyside WA10 2BX

Description

Description A 6-bedroom HMO (5 doubles and 1 single) with 2 off suite bathrooms which is fully let and producing a combined rental income of £2,913 pcm (£34,956 per annum).

The property was refurbished to a high standard in 2021, benefiting from UPVC double glazing and gas central heating, and is fully managed. The property is located off Cowley Hill Lane in Dentons Green; a leafy, residential suburb of St.

Helens, popular for its quality local schooling and access to Parks. The town centre is also just a short drive away providing a wealth of local amenities, stores, food/drink establishments and easy access to the A580 provides excellent commuter links to Liverpool and Manchester.

St Helens train station is 0.8 miles away. The property presents an opportunity to acquire a well-let and fully managed residential investment or, alternatively, it could be turned back to a family home in the future.

Accommodation Ground Floor Entrance Hall Bedroom 1 Bedroom 2 Kitchen Shower Room First Floor Bedroom 3 Bedroom 4 Bedroom 5 Shower Room Second Floor Bedroom 6 Outside There is a raised forecourt to the front and enclosed courtyard garden to the rear.

Tenure Leasehold Planning For any pre-application advice, interested parties should consult directly with the Local Planning Authority: St Helens Borough Council, Planning Policy Team, St Helens Town Hall, Victoria Square, St Helens, WA10 1HP. Telephone: 01744 676 190.

Email: planningpolicy@sthelens.gov.uk Occupancy Subject to a tenancy

Investment Analysis

Investment Snapshot

Underwriting basis. This is an indicative desktop appraisal. GDV is an estimated post-works/open-market value, not a guaranteed valuation. Comparable research is widened from the same street/postcode to the surrounding market up to approximately five miles where necessary.

Market Comparables

• HB 5-mile market proxy: comparable local sale/asking evidence supports a working post-works midpoint around £244,000

• Low case set 8% below midpoint (£224,000) to reflect condition/comparable uncertainty

• High case set 8% above midpoint (£264,000) for a strong investor-standard finish

HB estimated GDV: £224,000 low / £244,000 base / £264,000 high. The range reflects comparable quality, condition and the fact that auction stock can trade below normal owner-occupier market value.

Proposed Works

The allowance follows the auction description/visible condition and investor-standard refurbishment scope. It is not a structural survey or contractor quotation.

Rental Value

Working market rent is approximately £2,913 pcm (£34,956 pa). For scenario testing, use roughly £2,680 / £2,913 / £3,146 pcm for low/base/high cases. This is an indicative market-rent estimate and should be read alongside any passing tenancy stated by the auctioneer.

Low / Base / High Investment Scenario

Buy-to-Let

Base rent £2,913 pcm gives 17.5% gross yield on guide and 16.4% on guide plus midpoint works. These are gross yields before voids, repairs, management, insurance and finance.

BRRR Analysis

Guide £200,000 + midpoint works £13,250 + auction fee allowance £3,600 + legal/valuation £1,500 + indicative six-month bridge/arrangement cost £9,100 + holding allowance £1,500 gives a pre-SDLT all-in cost of approximately £228,950. At base GDV £244,000, a 75% refinance is £183,000, leaving approximately £45,950 capital in before SDLT. Low/high refinance outcomes are £168,000 / £198,000.

Flip Analysis

Using base GDV £244,000, pre-SDLT all-in cost £228,950 and selling/legal allowance £4,265, indicative pre-tax/pre-SDLT flip surplus is £10,785. That is approximately 4.7% profit on cost and 4.4% of GDV. A 5% sale-price reduction and 15% works overrun should be stress-tested before bidding.

Maximum Bid Indicator

For an indicative 15% pre-tax profit-on-cost target before SDLT, the desktop purchase ceiling is approximately £184,166. This is a screening figure, not a formal valuation or bidding recommendation.

Strategy Rating

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

Key Risks

Confirm legal title/tenure, occupancy, planning/licensing, service charge/ground rent where relevant, structural condition, utilities, abnormal works and finance terms. Market comparables are indicative and should be refreshed immediately before bidding.