32 Killingworth Lane, Birchwood, Warrington, Cheshire WA3 6TA

Description

A One Bedroom First Floor Flat. A leasehold first floor flat comprising: Hallway, lounge/kitchen, one bedroom and bathroom.

Accommodation

First floor flat comprising hallway, lounge/kitchen, one bedroom and bathroom. Measurements: Lounge/kitchen - 2.6m x 6.2m; Bedroom - 2.32m x 2.95m; Bathroom - 2.34m x 2.36m.

Location

The property benefits from excellent amenities and transport links and provides convenient access to both Liverpool and Manchester.

Tenure / Property Information

Investment Analysis

Same-street completed sales range from £97,000 to £154,500 between May 2021 and December 2025. The evidence confirms leasehold flat/maisonette sales but provides no comparable sizes, bedroom counts, condition, service-charge information or parking details. A base GDV of £130,000 is used as the median of the five supplied sales, with £97,000–£154,500 as an evidence-based scenario range only, not a formal valuation.

Investment Snapshot

Strategy Recommendation

Potentially attractive at the guide for BTL or BRRR, subject to legal-pack review, leasehold-cost confirmation, inspection and verification of achievable rent and valuation. Do not set a maximum bid until these costs are known.

Works Required

No specific defects or required works are evidenced. Allow for inspection, EPC review and obtaining refurbishment quotations before bidding; the current EPC rating is E. No refurbishment cost allowance is assumed.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the guide, the 75% refinance illustration on the £130,000 base GDV is £97,500. However, refurbishment costs, service charges, finance costs, legal-pack disbursements and achievable valuation remain unconfirmed, so cash left in and project profitability cannot be calculated reliably.

Buy-to-Let Analysis

The supplied advertised asking rents of £950–£984 pcm imply £11,400–£11,808 annual gross rent, with a midpoint gross yield of approximately 29.01% against the £40,000 guide. This is before finance, service charges, ground rent, maintenance, management, voids, tax and acquisition costs. Asking rents are not achieved rents, and leasehold running costs are not supplied.

Flip Analysis

The supplied same-lane sales support a broad £97,000–£154,500 GDV range, but the comparable sizes, layouts and conditions are unknown. A flip surplus cannot be calculated because works, selling costs and other project costs are unsupported.

Investor Risks & Due Diligence

• Comparable sales do not include sizes, bedroom counts, condition or parking details, creating material GDV uncertainty.

• Rental figures are advertised asking rents rather than achieved rents.

• The flat has an EPC rating of E and no costed improvement or refurbishment scope is supplied.

• Buyer premium and administration charge total at least £5,100 at the £40,000 guide, before any legal-pack disbursements or other charges.

• Service charge, ground rent, lease restrictions and other leasehold costs are not provided.

• Finance, maintenance, management, voids, tax and selling costs are not supplied.

• Occupancy, heating and parking information is not provided.

Recommendation

Potentially attractive at the guide for BTL or BRRR, subject to legal-pack review, leasehold-cost confirmation, inspection and verification of achievable rent and valuation. Do not set a maximum bid until these costs are known.

Strategy Rating

Analysis Confidence

There are five completed same-street sales and two rental asking indicators, but comparable specifications, condition, leasehold costs, refurbishment requirements, occupancy and selling/project costs are incomplete.