198B Liverpool One, 1 David Lewis Street, Liverpool

Description

A modern studio apartment forming part of a student specific accommodation development close to University of Liverpool and Liverpool city centre. The studio is finished to a modern standard with a fitted kitchen and integrated appliances, bedroom/living area and en-suite shower room. Within Liverpool One there is also a reception area, communal area to socialise, bike store, gym, cinema room and laundry.

Accommodation

Studio; kitchen facilities; en-suite shower room; approximately 204 sq ft

Location

Central Liverpool location; close to the University of Liverpool and Liverpool city centre. Liverpool Lime Street National Rail services are 1.1 miles away.

Tenure / Property Information

Investment Analysis

The £35,000 guide is £19,000, or approximately 35.2%, below the only supplied completed sale: £54,000 for 1 David Lewis Street, Liverpool, completed 19 September 2025. This is a relevant same-street/address-area leasehold flat comparable, but it is a single comparable and does not establish a formal valuation. The analysis therefore uses £54,000 as the base GDV only.

Investment Snapshot

Strategy Recommendation

Proceed only subject to confirming the tenancy income, service charge, all auction costs and condition. The guide-to-comparable discount is potentially attractive, but the missing rent and cost information makes this unsuitable for a confident BTL or BRRR decision. A flip would depend heavily on achieving the single £54,000 comparable.

Works Required

No specific refurbishment works are evidenced. Allow for inspection and verification of the modern finishes, fitted kitchen, integrated appliances and en-suite shower room before bidding; no works allowance has been included.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the supplied £54,000 comparable as base GDV, 75% refinancing would be approximately £40,500. Against the £35,000 guide and no evidenced works allowance or buyer fees, this indicates approximately £5,500 of nominal surplus refinancing before finance costs, tax and other charges. The lack of rent, service-charge and fee information prevents a complete BRRR assessment.

Buy-to-Let Analysis

BTL yield cannot be established because no passing rent or rental evidence has been supplied. The property is let to a private individual on a short periodic tenancy, and the £500 annual ground rent must be paid from income. Service charge, other property costs and buyer costs are also not supplied.

Flip Analysis

At the £35,000 guide, the supplied £54,000 comparable indicates a £19,000 difference before selling costs, finance, tax and any works. A reliable flip surplus cannot be calculated because no supported selling allowance, buyer fees, finance costs or refurbishment budget is available.

Investor Risks & Due Diligence

• No passing rent or rental asking evidence is supplied, so income and yield cannot be assessed.

• The property is occupied under a short periodic tenancy, creating uncertainty over possession and future letting terms.

• The £500 per annum ground rent reduces net income.

• Valuation relies on a single completed comparable.

• Service charge, auction buyer fees, finance costs, tax and other property costs are not supplied.

• No refurbishment allowance is supported by the evidence, and the actual condition requires verification.

Recommendation

Proceed only subject to confirming the tenancy income, service charge, all auction costs and condition. The guide-to-comparable discount is potentially attractive, but the missing rent and cost information makes this unsuitable for a confident BTL or BRRR decision. A flip would depend heavily on achieving the single £54,000 comparable.

Strategy Rating

Analysis Confidence

There is one relevant completed sale and clear guide-price evidence, but no rent, service charge, EPC, council tax, buyer fees, condition budget or selling-cost evidence.