38 Lowther Crescent, St. Helens, Merseyside

Description

A One Bedroom First Floor Flat. A leasehold first floor flat comprising: hallway, open plan dining room/kitchen, one bedroom and bathroom.

Accommodation

Hallway, open plan dining room/kitchen, one bedroom and bathroom. Measurements: Lounge/kitchen - 2.92m x 6.57m; Bedroom - 2.77m x 4.03m; Bathroom - 1.92m x 2.19m.

Location

The property is located a close to the centre of St Helens and Prescot. Close to local shops and leisure facilities with good transport links to Manchester and Liverpool.

Tenure / Property Information

Investment Analysis

Five same-road leasehold flat sales range from £65,000 to £85,000. The three most recent 2025–2026 sales range from £75,000 to £85,000, with a median of £82,500. A base GDV of £82,500 is therefore used, with a low scenario of £75,000 and high scenario of £85,000. This assumes broadly comparable condition and specification; no internal condition evidence was supplied.

Investment Snapshot

Strategy Recommendation

Potential income-led purchase only if legal-pack review confirms acceptable leasehold costs and the £695 pcm rent is achievable. Do not rely on a flip strategy at the £75,000 guide without a clear margin after unknown costs.

Works Required

No specific works are evidenced. Allow for inspection, cleaning and any remedial or decorative work only if identified during inspection or in the legal pack; no refurbishment allowance is included in the calculations.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the £75,000 guide, no evidenced works allowance, and known auction charges, the base acquisition cost is £80,100. A 75% refinance of the £82,500 base GDV is £61,875, leaving indicative cash of £18,225 still invested before finance costs and tax. The outcome is sensitive to valuation, leasehold charges, condition and refinance terms.

Buy-to-Let Analysis

At the supplied advertised asking rent of £695 pcm, gross rent is £8,340 per year. This gives 11.12% against the £75,000 guide and 10.41% against the guide plus the £1,500 buyer premium and £3,600 minimum admin charge. The rent is advertised rather than achieved, and service charge, ground rent, financing, management, voids and repairs are unknown, so net yield cannot be established.

Flip Analysis

The base GDV is estimated at £82,500 from same-road completed sales. Against the £80,100 guide-based cost including known buyer and admin charges, the gross surplus before selling costs, finance, tax and any works is £2,400. No supported selling-cost allowance or refurbishment cost is available, so a reliable flip profit cannot be calculated.

Investor Risks & Due Diligence

• The £695 pcm figure is an advertised asking rent, not an achieved or passing rent.

• Service charge and ground rent are not supplied and could materially affect leasehold investment returns.

• Legal-pack disbursements and other purchaser costs are unknown.

• No internal condition or inspection evidence was supplied, so refurbishment requirements and costs are uncertain.

• The estimated flip margin before selling costs, finance, tax and works is only £2,400 at the guide-based base case.

• The leasehold title and remaining lease term appear favourable from the supplied lease information, but other lease terms and restrictions require legal-pack review.

Recommendation

Potential income-led purchase only if legal-pack review confirms acceptable leasehold costs and the £695 pcm rent is achievable. Do not rely on a flip strategy at the £75,000 guide without a clear margin after unknown costs.

Strategy Rating

Analysis Confidence

Recent same-road completed sales and one advertised rental support broad value and rent estimates, but condition, service charge, ground rent, occupancy, legal-pack disbursements and achieved rent are not supplied.