25 Anderson Road, Liverpool, L21 7NF

Description

A Semi-Detached House requiring modernisation with accommodation arranged on Two Floors.

Accommodation

First Floor: Bedroom (One), Bedroom (Two), Bedroom (Three), Bathroom/WC. Ground Floor: Entrance Hall, Living Room, Dining Room, Kitchen, Utility Room, WC. Front Garden. Garden at Rear.

Location

Situated on Anderson Road, close to local shopping/travelling facilities including Seaforth & Litherland Train Station. Rimrose Valley Country Park is also nearby.

Tenure / Property Information

Investment Analysis

The supplied evidence supports only a broad indicative GDV range. The closest evidence is 66 Anderson Road, a semi-detached freehold sale at £125,000 in September 2020. Other Anderson Road semi-detached sales were £112,000 in 2016 and £68,500 in 2015. Given the subject requires modernisation and there is no current valuation or detailed condition report, an indicative low/base/high GDV of £100,000/£110,000/£125,000 is used. These are estimates, not formal valuations.

Investment Snapshot

Strategy Recommendation

Treat as a conditional refurbishment opportunity only. Obtain a full inspection, detailed works quotation, current valuation evidence and the special conditions before bidding; do not rely on the headline GDV or rental evidence alone.

Works Required

Modernisation of the house as required by the description. The evidence does not specify which elements require work, so no detailed scope or cost allowance can be supported without inspection and further documentation.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A low guide price could provide a potential acquisition opportunity, but the refurbishment budget, total cost, rental income and refinance assumptions cannot be supported from the evidence. The indicative 75% refinance figure on the £110,000 base GDV would be £82,500, but cash-left-in cannot be calculated without a supported total project cost.

Buy-to-Let Analysis

BTL viability cannot be established reliably. The only rental evidence is an advertised £1,500 pcm asking rent for a different Liverpool postcode, L12, and is not sufficient evidence for this L21 property. Refurbishment costs, total project cost and ongoing costs are also unavailable.

Flip Analysis

A potential resale margin exists on paper against the £100,000-£125,000 indicative GDV range, but the surplus cannot be calculated because refurbishment costs, selling costs and any applicable seller fees are unavailable. The comparable evidence is also dated, with the strongest same-road sale completing in 2020.

Investor Risks & Due Diligence

• The property requires modernisation, but the scope and cost of works are not provided.

• The comparable sales are dated, with the most recent supplied sale completing in 2020.

• The only rental evidence is an advertised asking rent for a different postcode and is not a passing rent.

• Additional seller fees may be payable under the special conditions, but none are quantified.

• The buyer must pay the buyer fee and satisfy the deposit requirement within 24 hours; at the £40,000 guide, the stated minimum deposit would be £5,000 rather than 10% of the guide price.

Recommendation

Treat as a conditional refurbishment opportunity only. Obtain a full inspection, detailed works quotation, current valuation evidence and the special conditions before bidding; do not rely on the headline GDV or rental evidence alone.

Strategy Rating

Analysis Confidence

There are several same-road sold comparables and clear tenure, occupancy and accommodation information, but the sales evidence is dated, the property condition is only broadly described, refurbishment costs are unavailable, rental evidence relates to another postcode and potential seller fees are unspecified.