202 Lower Hall Street, St. Helens, Merseyside, WA10 1GD

Description

A two bedroom, leasehold second floor apartment comprising hall, open plan lounge/kitchen, two bedrooms including an en-suite to the master bedroom, and bathroom. Allocated parking space to the rear.

Accommodation

Hall; open plan lounge/kitchen; Bedroom 1; Bedroom 1 en-suite; Bedroom 2; bathroom. Measurements: Lounge/kitchen - 3.94m x 5.92m; Bedroom 1 - 2.47m x 3m; Bedroom 1 en-suite - 1.67m x 1.96m; Bedroom 2 - 2.4m x 3.08m; Bathroom - 1.58m x 2.48m.

Location

Situated next to the train station in the centre of St Helens, a few minutes' walk from shops, amenities and the bus station.

Tenure / Property Information

Investment Analysis

The supplied sold evidence on Lower Hall Street ranges from £32,000 to £65,000. The most recent comparable sold for £32,000 on 6 May 2026, while another sold for £34,000 in October 2024. The £65,000 sale is materially higher than the other evidence and has not been relied upon as the base case. A base GDV of £34,000 is therefore adopted, with a supported scenario range of £32,000–£39,000. The comparison is limited because condition, floor level, service charge, ground rent and detailed lease terms are not supplied.

Investment Snapshot

Strategy Recommendation

Consider as a potential low-cost BTL only after verifying achieved rent, service charge, ground rent, lease terms, condition and mortgageability. Do not rely on a flip strategy at the guide price without materially better cost or resale evidence.

Works Required

No refurbishment works are evidenced in the supplied information, so no works allowance has been included. Inspect the apartment, lease, communal areas and services before bidding; any repairs or updating should be priced only after inspection.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £28,000 guide, the purchase plus the stated buyer premium and minimum admin charge is £33,160 before any unquantified works, legal costs or other disbursements. A 75% refinance against the £34,000 base GDV would be £25,500, leaving indicative cash of £7,660 tied up before finance and tax. The result is highly sensitive to the actual achievable rent, leasehold charges, valuation and lender criteria.

Buy-to-Let Analysis

The supplied advertised asking rents are £650–£795 pcm; the midpoint of £722.50 pcm is used for the annual and yield calculations. This indicates annual gross rent of £8,670 and an approximate 30.96% gross yield on the £28,000 guide, or 26.14% on the guide plus the stated £1,560 buyer premium and £3,600 minimum admin charge. These are gross figures and exclude service charge, ground rent, management, maintenance, voids, finance, tax and other auction disbursements. Rents are asking rents rather than achieved rents.

Flip Analysis

Using the £34,000 base GDV and £33,160 of known acquisition costs, only £840 remains before refurbishment, resale costs, finance, tax and other auction disbursements. As no supported selling-cost allowance or refurbishment budget is available, a reliable flip surplus cannot be calculated. The low £32,000 GDV scenario would be below the known acquisition cost.

Investor Risks & Due Diligence

• The rental evidence comprises advertised asking rents, not achieved rents.

• Service charge and ground rent information is not supplied and could materially reduce net yield.

• Condition and refurbishment requirements are not evidenced, so total project cost is incomplete.

• Additional auction fees, legal costs, searches, transfer fees and other disbursements may apply.

• The property is leasehold and mortgageability should be confirmed with the full lease and title information.

• The £65,000 comparable is materially above the other supplied sales, creating valuation uncertainty.

• The base cost excludes finance, tax, resale costs and any unquantified works.

Recommendation

Consider as a potential low-cost BTL only after verifying achieved rent, service charge, ground rent, lease terms, condition and mortgageability. Do not rely on a flip strategy at the guide price without materially better cost or resale evidence.

Strategy Rating

Analysis Confidence

There are several same-street completed sales and two rental asking-rent references, but condition, leasehold charges, ground rent, achieved rent, legal disbursements and refurbishment requirements are not supplied.