13 Livingstone Road, Blackpool, Lancashire FY1 4DQ

Description

Description A substantial terrace property comprising a self-contained two bedroom ground floor flat together with five ensuite letting rooms and a shared kitchen. The property benefits from UPVC double glazing and gas central heating, with each room being individually metered.

The property is located in the centre of Blackpool, a short distance from Central Pier and Blackpool Tower. The property is in a prime position for all local attractions, amenities and transport connections to include Blackpool North and South Stations together with the M55 motorway.

Recently used as a HMO, the property is offered with vacant possession and presents an opportunity to create a high income producing investment. Outside There is a small yard area to the rear. Occupancy Vacant possession upon completion

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 £170,800

• Low case set 8% below midpoint (£157,000) to reflect condition/comparable uncertainty

• High case set 8% above midpoint (£184,000) for a strong investor-standard finish

HB estimated GDV: £157,000 low / £171,000 base / £184,000 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.

Low / Base / High Investment Scenario

BRRR Analysis

Guide £140,000 + midpoint works £13,250 + auction fee allowance £2,520 + legal/valuation £1,500 + indicative six-month bridge/arrangement cost £6,370 + holding allowance £1,500 gives a pre-SDLT all-in cost of approximately £165,140. At base GDV £171,000, a 75% refinance is £128,250, leaving approximately £36,890 capital in before SDLT. Low/high refinance outcomes are £117,750 / £138,000.

Flip Analysis

Using base GDV £171,000, pre-SDLT all-in cost £165,140 and selling/legal allowance £3,228, indicative pre-tax/pre-SDLT flip surplus is £2,632. That is approximately 1.6% profit on cost and 1.5% 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 £124,863. 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.