27 Lawton Road, Waterloo, Liverpool, Merseyside, L22 9QJ

Description

A Three Bedroom End of Terrace House in Need of Refurbishment. Potential to Extend to the Rear and into the Loft (Subject to Obtaining all Relevant Consents)

Accommodation

Ground Floor: Two Reception Rooms, Kitchen. First Floor: Three Bedrooms, Bathroom. Exterior: Front and rear gardens, off-street parking to the rear, and direct views over Victoria Park.

Location

The property is situated on a residential road close to local shops and amenities. The open spaces of Victoria Park are within easy reach. Transport links are provided by Waterloo station (Merseyrail line).

Tenure / Property Information

Investment Analysis

Five completed sales on the same road range from £181,000 to £250,000. The two most recent sales were £210,000 and £230,000 in 2025. As the comparable condition and specification are not provided, a central post-refurbishment GDV estimate of £225,000 is used, with a supported evidence range of £210,000–£250,000. This is an estimate, not a formal valuation.

Investment Snapshot

Strategy Recommendation

Potential refurbishment-led resale or BRRR opportunity, but do not bid beyond a separately costed feasibility appraisal. Obtain the legal pack, full refurbishment quotation, planning advice for any extension and rental evidence before committing.

Works Required

Refurbishment of the existing three-bedroom end-terrace house, based on the auction description. The description also identifies potential to extend to the rear and into the loft, subject to all relevant consents. No detailed schedule, specification or condition survey is supplied, so no works budget can be reliably quantified.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A potential purchase-refurbish-refinance strategy exists because the guide is materially below the same-road completed-sale evidence and the property requires refurbishment. However, the refurbishment cost, finance costs, acquisition disbursements and achievable rent are unknown. At 75% of the base GDV, indicative refinancing is £168,750, but cash left in cannot be calculated without a supported total project cost.

Buy-to-Let Analysis

BTL appraisal cannot be established because no sufficiently specific rental comparable or auctioneer rent estimate is provided. Operating costs, EPC and council tax information are also absent.

Flip Analysis

The same-road completed sales support an estimated base GDV of £225,000, subject to condition and specification. A flip surplus cannot be calculated because no refurbishment allowance or supported selling-cost allowance is available. The £1,800 buyer administration charge is known, while other possible auction charges remain subject to the legal pack and special conditions.

Investor Risks & Due Diligence

• The property is described as needing refurbishment, but no detailed condition survey or works schedule is supplied.

• The completed sales may differ in condition, size, specification or alterations from the subject property.

• Rear and loft extensions are only potential opportunities and require all relevant consents.

• No reliable rental evidence is available, so BTL and rent-based refinancing assumptions cannot be tested.

• Buyer disbursements and additional special-condition charges may become payable under the legal pack.

• The guide price is stated as £100,000+, so the eventual purchase price may be higher.

Recommendation

Potential refurbishment-led resale or BRRR opportunity, but do not bid beyond a separately costed feasibility appraisal. Obtain the legal pack, full refurbishment quotation, planning advice for any extension and rental evidence before committing.

Strategy Rating

Analysis Confidence

There are five same-road Land Registry completed sales and known guide/admin charge, but comparable condition, refurbishment scope, rental evidence, EPC, finance costs and possible legal-pack charges are unavailable.