34 Killingworth Lane, Birchwood, Warrington, Cheshire

Description

A leasehold first floor flat comprising: Hallway, lounge/kitchen, one bedroom and bathroom. The property benefits from excellent amenities and transport links and provides convenient access to both Liverpool and Manchester. The property has an absent landlord and this information cannot be obtained.

Accommodation

Hallway, lounge/kitchen, one bedroom and bathroom. Lounge/kitchen: 2.6m x 6.19m; Bedroom: 2.32m x 2.9m; Bathroom: 2.32m x 2.34m.

Location

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

Tenure / Property Information

Investment Analysis

Indicative GDV is based only on five leasehold flat sales on Killingworth Lane ranging from £97,000 to £154,500. A base figure of £112,000 uses the directly observed £112,000 comparable, but the comparables provide no bedroom, floor-area, condition or specification details, so this is a low-confidence estimate rather than a formal valuation.

Investment Snapshot

Strategy Recommendation

Do not bid solely on the guide price. Obtain and review the legal pack, clarify the absent-landlord implications and inspect the flat before considering a purchase; current evidence does not support a firm BTL, BRRR or flip bid.

Works Required

No physical works are evidenced in the supplied information. The flat should be inspected before bidding; no refurbishment allowance is included because condition, fixtures and services are not described.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £40,000 guide, the stated buyer premium is £1,500 and the minimum admin charge is £3,600, giving known purchase-related charges of £5,100 before any disbursements, works or finance costs. A 75% refinance of the indicative £112,000 GDV would be £84,000, but cash left in cannot be calculated without a supported works and total-cost figure. The absent landlord and unknown legal-pack costs require resolution before relying on this strategy.

Buy-to-Let Analysis

BTL yield cannot be established. The only rental evidence is a £260 pcm commercial-property advertisement and is not suitable evidence for this residential flat. No residential rent, service charge, management cost or condition evidence is supplied.

Flip Analysis

The indicative GDV range is £97,000–£154,500 based on same-lane leasehold sales. A reliable flip surplus cannot be calculated because refurbishment costs, selling costs, finance costs and disbursements are unsupported. The subject’s condition and comparability to the sales are also unverified.

Investor Risks & Due Diligence

• Absent landlord and unknown implications for leasehold administration or required consents.

• Legal-pack disbursements and other seller, search, legal or transfer charges are not quantified.

• Flat condition, fixtures and service condition are not supplied, preventing a supported works budget.

• Residential rental evidence is absent; the £260 pcm listing is for commercial property and is not applicable.

• Comparable sale prices vary materially from £97,000 to £154,500 and lack size, bedroom and condition details.

• Leasehold ownership and any service-charge or management liabilities are not evidenced.

• The EPC is currently rated D, with no further energy-performance information supplied.

Recommendation

Do not bid solely on the guide price. Obtain and review the legal pack, clarify the absent-landlord implications and inspect the flat before considering a purchase; current evidence does not support a firm BTL, BRRR or flip bid.

Strategy Rating

Analysis Confidence

There are several same-lane completed sales and a detailed lease term, but no reliable residential rent, condition, service-charge information, comparable sizes, legal-pack disbursements or refurbishment costs. The absent landlord adds legal uncertainty.