14 Lincoln House, The Square, Chester, Cheshire

Description

An excellent opportunity to acquire a well-proportioned two-bedroom apartment situated within Lincoln House, The Square, Seller Street, Chester. Extending to approximately 834 sq ft (77.4 sq m), the property offers spacious and versatile accommodation. The accommodation comprises an entrance hallway, living room, separate kitchen, two bedrooms, a main bathroom and an additional shower room.

Accommodation

Entrance hallway; living room approximately 4.06m x 4.00m; separate kitchen approximately 4.06m x 2.98m; bedroom one approximately 4.53m x 4.00m; bedroom two approximately 4.00m x 2.67m; main bathroom; additional shower room.

Location

Centrally located Chester apartment.

Tenure / Property Information

Investment Analysis

Recent completed sales within Lincoln House range from £205,000 in March 2026 to £235,000 in June 2024. Older sales range from £220,000 to £290,000, but their age and unknown flat specifications reduce comparability. A cautious base GDV of £220,000 is adopted, with a £205,000–£235,000 evidence-led range. The analysis excludes any unsupported buyer premium, disbursements, seller-cost reimbursements and legal-pack charges.

Investment Snapshot

Strategy Recommendation

Proceed only subject to legal-pack, lease, service-charge and condition due diligence, plus independent rental evidence. Treat the guide-to-GDV gap as indicative rather than profit. Do not set a maximum bid without the unknown acquisition and project costs.

Works Required

No condition defects or refurbishment requirements are evidenced. Allow for inspection, cleaning and any legally or conditionally identified works only after reviewing the legal pack; no refurbishment budget can be supported from the supplied evidence.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £220,000 base GDV, 75% refinance is approximately £165,000. However, total acquisition cost, refurbishment cost, finance costs and achievable rent are unavailable, so the cash left in and BRRR viability cannot be calculated. The stated 999-year lease from 1 January 2002 is a positive tenure feature, subject to legal-pack review.

Buy-to-Let Analysis

BTL viability cannot be established because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. Gross yield, operating costs and cash flow are therefore unavailable. The £3,600 including VAT administration charge is known, while additional buyer premium and other costs remain unspecified.

Flip Analysis

The evidence indicates a base GDV of £220,000 against the £150,000 guide, but the flip surplus cannot be calculated because refurbishment, buyer premium, disbursements, finance and selling costs are not supplied. The guide is not a confirmed purchase price.

Investor Risks & Due Diligence

• Comparable flat sizes, conditions and positions are not supplied, limiting GDV precision.

• No sufficiently specific rental evidence is available, so BTL yield and cash flow cannot be assessed.

• Additional buyer premium, disbursements, seller-cost reimbursements, legal fees and transfer fees may apply but are not quantified.

• No condition survey or refurbishment scope is supplied.

• Leasehold service charge, ground rent and other lease obligations are not provided.

• The £150,000 guide is not a confirmed purchase price and may be exceeded at auction.

Recommendation

Proceed only subject to legal-pack, lease, service-charge and condition due diligence, plus independent rental evidence. Treat the guide-to-GDV gap as indicative rather than profit. Do not set a maximum bid without the unknown acquisition and project costs.

Strategy Rating

Analysis Confidence

There are five completed sales in the same building, including a recent £205,000 sale, but the comparable flat specifications are not supplied. Rental, condition, service-charge, buyer-premium and other project-cost evidence is incomplete.