25 Spray Street, St. Helens, WA10 2NL

Description

This is a three-bedroom terraced house sold with vacant possession. The property would perform well on the private rental market, with similar units fetching circa £850pcm.

Accommodation

Ground floor - entrance hallway, front reception room, rear dining room, kitchen with utility room, three-piece bathroom First floor - landing, three bedrooms Outside - rear courtyard garden

Location

Spray Street is situated in an established residential area of St Helens, within easy reach of a range of local shops, schools and everyday amenities. The property is conveniently located for St Helens town centre, while St Helens Central railway station provides regular services to Liverpool and Manchester. There are also good road links to the wider Merseyside area via the A58, A570 and M62.

Auction Information

Tenure

Leasehold. The legal pack is the definitive source for lease length, title, covenants, service charges, ground rent and special conditions.

Council Tax

Band B.

Investment Analysis

Market Comparables

Use recent Land Registry sold evidence and genuinely comparable current/let rental evidence for the same micro-location, accommodation, tenure and condition. Venmore’s stated rents or rental opinions are retained as auctioneer evidence where supplied; HB screening figures are not a formal valuation.

Proposed Works

HB desktop allowance: £6,000. Scope should be confirmed from inspection, photographs, survey and contractor pricing. Prioritise structure, roof/damp, services, heating/electrics, windows, kitchens/bathrooms, decoration and external works only where relevant to this specific property.

Rental Value

Low / Base / High Investment Scenario

Specialist Commercial Analysis

Verify occupational leases, passing rents, rent-review provisions, repairing obligations, VAT status, business rates, service costs and covenant strength. Mixed-use assets should be valued by component and income where appropriate.

Maximum Bid Indicator

Base the maximum bid on verified commercial/residential income and capital value, less buyer fee, works, legal/professional, finance, holding, contingency and required return. SDLT treatment may differ for mixed-use/non-residential purchases and is buyer-specific.

Strategy Recommendation

Income hold or refurbishment/re-letting, with redevelopment only where planning and title support it.

Strategy Rating

Income Hold: ★★★★☆ | Value-Add: ★★★★☆ | Development: ★★★☆☆

Key Risks

Lease length, ground rent, service charge and lender acceptability, listed-building constraints, legal-pack special conditions, condition/survey, finance and valuation risk.

Analysis Confidence

Medium for facts reproduced from Venmore’s particulars; low-to-medium for HB desktop works/value screens until inspection, legal-pack review, direct sold/rental comparables and contractor/QS pricing are completed.