15 Sycamore Drive, Liverpool, Merseyside, L33 8WX

Description

A three storey town house comprising: Hallway, lounge/kitchen, downstairs W.C, four bedrooms and a bathroom. Garden to the rear.

Accommodation

Hallway, lounge/kitchen, downstairs W.C, four bedrooms and a bathroom. Measurements: Lounge - 3.54m x 4.48m; Kitchen - 2.29m x 2.98m; Bedroom 1 - 3.67m x 4.49m; Bedroom 2 - 2.52m x 2.99m; Bedroom 3 - 2.58m x 3.92m; Bedroom 4 - 2.63m x 3.54m; Bathroom - 1.81m x 2.72m.

Location

Conveniently located close to all local amenities including shops, schools and Kirkby town centre.

Tenure / Property Information

Investment Analysis

The £90,000 guide is below the supplied same-street completed sales range of £83,000–£125,000. The most recent comparable, 5 Sycamore Drive, sold for £100,000 in February 2024. However, the comparables are described only as terraced rather than four-bedroom town houses, and condition is not supplied. A cautious base GDV of £100,000 is therefore used, with a supported evidence range of £83,000–£125,000.

Investment Snapshot

Strategy Recommendation

Proceed only as a cautious value-led purchase subject to legal, lease, condition and special-conditions review. Do not underwrite BTL, BRRR or a flip until rent, works and all auction costs are verified.

Works Required

No specific defects or refurbishment requirements are evidenced. Allowance for works cannot be established; inspection should verify condition of the three-storey house, kitchen, bathroom, services and external areas.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the £100,000 base GDV, 75% refinance proceeds are estimated at £75,000. Against a base cost of £95,160, this leaves indicative cash left in of £20,160. This excludes works, finance, tax and unspecified auction disbursements, and is not a reliable BRRR case without rent and condition evidence.

Buy-to-Let Analysis

BTL analysis cannot be completed because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. At the £90,000 guide, known buyer premium and minimum administration charge add £5,160 before any special-condition fees, finance, works, tax or ongoing costs.

Flip Analysis

At the guide and assuming no works allowance, the base GDV provides only £4,840 of gross headroom before selling costs, finance, tax, works and additional auction charges. The supplied evidence does not support a formal flip surplus estimate or selling-cost allowance.

Investor Risks & Due Diligence

• No reliable rental evidence, so rental yield and BTL affordability cannot be established.

• Comparable sales are described as terraced rather than specifically four-bedroom town houses and span materially different dates and prices.

• Property condition and refurbishment requirements are not supplied.

• Leasehold liabilities, including any ground rent or service charge, are not supplied; the lease began in February 2005.

• Special-condition fees, seller-cost reimbursements, legal fees, transfer fees and other disbursements may be payable but are unquantified.

• Occupancy information is blank, so possession and access circumstances require verification.

Recommendation

Proceed only as a cautious value-led purchase subject to legal, lease, condition and special-conditions review. Do not underwrite BTL, BRRR or a flip until rent, works and all auction costs are verified.

Strategy Rating

Analysis Confidence

Same-street completed sales support a broad value range, but the comparables are not fully matched by type or bedroom count. Rental, condition, occupancy, works and several purchase costs are not supplied.