27 Pilch Lane, Liverpool, L14 7QA

Description

A two bedroom ground floor flat. Externally the property benefits from a private rear garden. In need of modernisation. Vacant.

Accommodation

Ground Floor - Entrance Hallway, Reception Room, Kitchen, Two Bedrooms, Shower Room/WC.

Location

Located on Pilch Lane, accessed off East Prescot Road. Local amenities and everyday shops are available along East Prescot Road and Pilch Lane. Recreational amenities such as green and open spaces are nearby, including Dovecot Park and golf courses. Transport links via Broad Green station as well as easy access to the M57 and M62. Transport Broad Green - northern.

Tenure / Property Information

Investment Analysis

The only relevant evidence is a leasehold flat/maisonette sale at 15 Pilch Lane, L14 7QA for £125,000 in October 2021, with older sales at £89,000 and £90,000. These are limited, historic comparables and do not confirm the subject flat's size, condition or current market value. A cautious base GDV estimate of £125,000 is used, with £89,000 as a low historic evidence point. No supported high scenario is available.

Investment Snapshot

Strategy Recommendation

Do not bid on current evidence alone. First inspect the flat, obtain a detailed refurbishment quote, review the legal pack and confirm all buyer, seller and VAT charges. Reassess BTL or resale only after rent and total project costs are supported.

Works Required

Modernisation is required, but the evidence does not specify the condition or scope. Obtain a survey and contractor quotations before budgeting for works; no specific defects or refurbishment costs are assumed.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the indicative base GDV of £125,000, 75% refinance would be approximately £93,750. The cash position cannot be calculated because refurbishment costs, buyer premium, VAT treatment and other charges are unknown. The new 999-year lease is subject to the legal pack.

Buy-to-Let Analysis

The flat is vacant and no sufficiently specific rental comparable or auctioneer rent estimate is supplied. Rental income and gross yield therefore cannot be established. Buyer premium, possible VAT and other charges are also unspecified.

Flip Analysis

A flip appraisal cannot be completed reliably. The base GDV is supported only by limited historic local evidence, while refurbishment costs, acquisition charges and selling costs are unavailable. No flip surplus is therefore calculated.

Investor Risks & Due Diligence

• Modernisation is required but the scope and cost are unknown.

• The comparable sales are historic and relate to 15 Pilch Lane rather than the subject property.

• No reliable rent evidence is available, preventing a supported yield assessment.

• The buyer premium is not stated.

• VAT may apply and other seller charges may be contained in the Special Conditions of Sale.

• The 999-year lease and associated terms require legal-pack review.

• The guide price is not a confirmed purchase price.

Recommendation

Do not bid on current evidence alone. First inspect the flat, obtain a detailed refurbishment quote, review the legal pack and confirm all buyer, seller and VAT charges. Reassess BTL or resale only after rent and total project costs are supported.

Strategy Rating

Analysis Confidence

There is limited historic local sales evidence, but no rental evidence, refurbishment budget, property size, detailed condition, buyer premium, VAT position or other transaction costs.