4 Arundel House, Rylands Street, Warrington, Cheshire

Description

Arranged to provide a Reception Room/Kitchen, Bedroom and Shower Room. GIA approximately 34 sq m (366 sq ft) (Source EPC). Golden Square Shopping Centre is nearby to the north. Warrington Central railway station is approximately 0.3 miles to the north. Vacant.

Accommodation

Reception Room/Kitchen, Bedroom, Shower Room

Location

Situated on the south side of Rylands Street, to the east of its junction with Cairo Street. Golden Square Shopping Centre is nearby to the north. Warrington Central railway station is approximately 0.3 miles to the north. The A57 is readily available, providing direct access onto the M62 motorway. Queens Gardens is situated nearby.

Tenure / Property Information

Investment Analysis

The strongest evidence is a same-building leasehold flat sale at £72,000 in March 2024, with an earlier sale at £63,000 in October 2021. Older same-building sales ranged from £75,000 to £89,888 in 2016, but may be less relevant due to age and unknown differences in size, condition and specification. A base GDV of £72,000 is therefore used, with an evidence-supported indicative range of £63,000 to £89,888. The subject is vacant and approximately 366 sq ft, but the comparable sizes, condition and service-charge position are not supplied.

Investment Snapshot

Strategy Recommendation

Proceed only subject to legal, lease, service-charge and condition due diligence, plus independent rental evidence. The guide appears below the most recent same-building sale, but the absence of rent, cost and condition evidence prevents a firm BTL, BRRR or flip recommendation.

Works Required

No specific defects or refurbishment requirements are evidenced. Obtain a full inspection and review the lease, service charge and management information before allowing for any works.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the £72,000 base GDV, a 75% refinance is £54,000. Cash left in cannot be calculated because refurbishment, buyer costs and other acquisition costs are not supplied. The strategy requires confirmation of achievable rent, lease obligations, service charges, condition and refinance terms.

Buy-to-Let Analysis

BTL viability cannot be established because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. The vacant one-bedroom location near Warrington Central station may be relevant to tenant demand, but this is not a substitute for supported rent evidence. Service charge, ground rent, council tax and other ownership costs are also unknown.

Flip Analysis

At the £41,000 guide, the headline margin before works, transaction costs, finance and selling costs is £31,000 against the £72,000 base GDV. A reliable flip surplus cannot be calculated because works, buyer costs, finance and selling allowances are unsupported. The older £89,888 comparable should not be treated as a current resale value without further evidence.

Investor Risks & Due Diligence

• No supported rental evidence, so rental yield and BTL affordability cannot be established.

• Condition and refurbishment requirements are unknown.

• Service charge, ground rent, lease restrictions and management information are not supplied.

• Buyer, administration, finance and selling costs are unknown.

• The comparable sales vary materially in price and date, and their sizes and condition are not supplied.

• Additional seller or third-party charges may apply.

Recommendation

Proceed only subject to legal, lease, service-charge and condition due diligence, plus independent rental evidence. The guide appears below the most recent same-building sale, but the absence of rent, cost and condition evidence prevents a firm BTL, BRRR or flip recommendation.

Strategy Rating

Analysis Confidence

There are several same-building completed sales and clear tenure, size and occupancy information, but no rental evidence, condition assessment, service-charge or ground-rent details, buyer costs, or comparable-size information.