33 Earle Road, Liverpool, L7 6HA

Description

This is an end-of-terrace building currently arranged as two self-contained flats (two bedrooms and three bedrooms respectively). Both are currently occupied, with a combined income of circa £1500pcm / £18,000pa.

Accommodation

Flat 1 – ground floor entrance, open plan kitchen/living room, two bedrooms, bathroom Flat 2 – first floor entrance (duplex flat), kitchen/living room, bathroom, bedroom. Upstairs two bedrooms, second shower room

Location

The property is close to local amenities along Smithdown Road and Lodge Lane. Liverpool city centre, the University of Liverpool and Royal Liverpool University Hospital are all within easy reach. Excellent bus and road links provide convenient access across the city, while nearby Edge Lane offers a wide range of retail and leisure facilities. Strong rental demand in the area from both professionals and students.

Auction Information

Tenure

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

Council Tax

Band A.

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: £17,000. 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

BTL Analysis

The stated/current income produces a headline gross yield shown above. Verify tenancy status, service charges, ground rent, licensing and management costs before relying on net yield.

BRRR Analysis

At the HB base value screen of £220,000, a 75% refinance is approximately £165,000 before lender criteria. Compare this with the full project cost, not guide price alone.

Flip Analysis

HB base screen £220,000 less guide £170,000 and works £17,000 gives a gross pre-cost spread of £33,000 before buyer fee, SDLT, legal, finance, holding, contingency, selling costs and tax.

Specialist HMO Analysis

Confirm planning use, HMO licence requirements, room sizes, amenity standards, fire precautions, Article 4 implications, occupancy limits and evidence of per-room rents. Do not assume existing configuration is lawfully licensable.

Maximum Bid Indicator

Maximum bid should be calculated from verified end value/income less works, the lot-specific Venmore buyer fee, legal/professional fees, finance, holding, contingency, selling costs and required profit/return. SDLT is buyer-specific and is not included in this screening.

Strategy Recommendation

Select between income hold, BRRR or refurbishment/resale only after survey, legal-pack and comparable checks confirm the assumptions.

Strategy Rating

BTL: ★★★★☆ | BRRR: ★★★☆☆ | Flip: ★★★☆☆

Key Risks

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.