23 Colebrooke Road, Liverpool, L17 7BY

Description

A two-storey terraced house currently arranged as a six bedroom HMO. The property is presented in reasonable decorative order and five of the six rooms benefit from an en-suite. To the rear it benefits from an enclosed yard and it is well located for the local and recreational amenities of Liverpool. Investment let at £42,000 per annum.

Accommodation

Ground Floor - Dining Room, Kitchen, Two Bedrooms, Two En-Suites. First Floor - Three Bedrooms, Three En-Suites, One Bedroom, Communal Bathroom.

Location

The property is located on Colebrook Road which is situated between Aigburth Road and Buckland Street. Local amenities can be found on Lark Lane, Aigburth Road and Park Road. Recreational amenities of Princes Park, Sefton Park and Festival Gardens are all easily accessible. Transport Liverpool Lime Street - National Rail.

Tenure / Property Information

Investment Analysis

Five completed sales on the same road range from £275,000 to £385,000, with a median of £306,000 and an average of approximately £311,200. These are described only as terraced freehold sales and do not confirm comparable HMO use, room condition or income profile. A base GDV of £306,000 is therefore used, with £275,000 to £385,000 as evidence-supported low and high scenarios.

Investment Snapshot

Strategy Recommendation

Prioritise income retention as a BTL/HMO investment, subject to verifying the £42,000 annual rent, tenancy documentation, HMO licensing/compliance and property condition. Do not underwrite a flip or BRRRR without quantified costs and fees.

Works Required

No specific defects or refurbishment works are identified; the property is stated to be in reasonable decorative order. Allow for inspection and maintenance of the kitchen, five en-suites, communal bathroom, bedrooms and enclosed yard, together with verification of HMO compliance and licensing before purchase. No works cost is supported by the evidence.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the base GDV of £306,000, a 75% refinance is £229,500. A cash-left-in calculation cannot be completed because refurbishment costs, buyer/admin fees and other acquisition costs are not supplied. The strategy depends on the stated income, valuation and continued lawful HMO operation.

Buy-to-Let Analysis

The stated investment rent of £42,000 per annum (£3,500 pcm) produces a 15.0% gross yield against the £280,000 guide, before finance, operating costs, management, compliance and vacancy. No external rental comparable or fee information is supplied, so net yield and yield on total cost cannot be established. The stated rent, tenancy terms and HMO compliance should be verified.

Flip Analysis

The completed sales support a broad value range of £275,000 to £385,000, with a base of £306,000. A flip surplus cannot be calculated because no refurbishment allowance, acquisition fees or supported selling allowance is provided.

Investor Risks & Due Diligence

• The stated £42,000 annual rent and tenancy terms are not independently evidenced in the supplied information.

• HMO licence, planning position and regulatory compliance are not supplied.

• No EPC, council tax, heating or parking information is supplied.

• Property condition is described only generally and no refurbishment cost is available.

• Same-road comparable values range materially from £275,000 to £385,000 and are not confirmed as six-bedroom HMO sales.

• Buyer premiums, administration charges and other acquisition costs are not supplied.

Recommendation

Prioritise income retention as a BTL/HMO investment, subject to verifying the £42,000 annual rent, tenancy documentation, HMO licensing/compliance and property condition. Do not underwrite a flip or BRRRR without quantified costs and fees.

Strategy Rating

Analysis Confidence

Same-road completed sales and stated annual rent are available, but the comparables are not confirmed HMO equivalents and there is no specific rental comparable, condition schedule, HMO evidence, fee schedule or refurbishment cost.