205B X1 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

One completed sale at 1 David Lewis Street for £54,000 on 19 September 2025 provides the only supplied market evidence. This supports an indicative base GDV of £54,000 for the 204 sq ft studio, but there is insufficient evidence to establish reliable low and high GDV scenarios. The £35,000 guide represents a £19,000 difference below that comparable, before ground rent, purchase costs, finance and any selling costs. The comparable is not confirmed as identical in size, condition, lease terms or occupancy.

Investment Snapshot

Strategy Recommendation

Treat as a potentially attractive guide-price opportunity only subject to verifying the tenancy rent, lease restrictions, service charge, ground rent terms, comparable similarity and all auction costs. Do not rely on the apparent GDV margin or pursue a BTL/BRRR strategy without verified income.

Works Required

No specific defects or refurbishment requirements are evidenced. Allowance should be made for inspection, compliance checks and any routine maintenance only after viewing and reviewing the lease and tenancy documents; no works budget is supported by the evidence.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the £35,000 guide as the purchase figure, no refurbishment allowance or buyer/admin costs can be supported, so the illustrative base total cost is £35,000. A 75% refinance against the £54,000 base GDV would be £40,500, implying £5,500 more than the guide-price cost before finance, tax, ground rent, valuation and refinance costs. This is not a full BRRR model because rent, works, fees and finance terms are unavailable.

Buy-to-Let Analysis

BTL yield cannot be established because no passing rent or sufficiently specific rental comparable is supplied. The property is let to a private individual on a short periodic tenancy, but the rent, tenancy terms, management costs and other operating costs are unknown. The £500 annual ground rent must also be factored into any income appraisal.

Flip Analysis

At the guide price, the supplied £54,000 completed sale suggests an indicative gross value uplift of £19,000 before works, acquisition costs, finance, taxes and selling costs. No selling allowance or refurbishment budget is supported, so a reliable flip surplus cannot be calculated. The comparable's similarity to this studio is also unconfirmed.

Investor Risks & Due Diligence

• No passing rent or reliable rental comparable is supplied, preventing yield analysis.

• The property is subject to a £500 per annum ground rent, with service charge and other running costs unknown.

• The short periodic tenancy may provide limited income certainty; tenancy terms and rent are not supplied.

• The single comparable is not confirmed as identical in size, condition, lease terms or occupancy.

• Buyer, administration, finance, tax and selling costs are not supplied.

• Lease restrictions and any student-accommodation management or letting requirements are not supplied.

• No refurbishment or condition budget is supported by the evidence.

Recommendation

Treat as a potentially attractive guide-price opportunity only subject to verifying the tenancy rent, lease restrictions, service charge, ground rent terms, comparable similarity and all auction costs. Do not rely on the apparent GDV margin or pursue a BTL/BRRR strategy without verified income.

Strategy Rating

Analysis Confidence

There is one relevant completed sale and clear basic property information, but rent, service charge, buyer fees, condition, EPC, council tax, lease restrictions and detailed comparable specifications are missing.