4, Woodholme Court (GFF), LIVERPOOL, Merseyside, L25 2BA

Description

Leasehold ground floor flat

Accommodation

Two bedrooms, reception room, kitchen, bathroom/wc. Outside: Allocated parking.

Location

The property is located on Woodholme Court which lies off Belle Vale Road (B5171). Shopping amenities are available locally with a comprehensive range of shops, bars and restaurants found within Liverpool City Centre lying to the north west. Public transport links can be found at Mossley Hill Train Station located to the west along with a network of local bus and Metro services serving the surrounding areas. The property is served by road links including the A562 located to the west and the M62 lying to the north. Recreational pursuits are available at Gateacre Park located to the south and Nookfield Woods located to the east.

Tenure / Property Information

Investment Analysis

Five completed sales on the same development range from £105,000 to £147,000, with a simple average of £124,800. The evidence does not confirm the bedrooms, condition, floor position or lease terms of the comparables, so this is an indicative GDV only. The lease length, service charge, ground rent and review provisions remain unknown and could materially affect value and saleability.

Investment Snapshot

Strategy Recommendation

Do not bid solely on the apparent discount to comparable sales. Obtain and review the lease length, service charge, ground rent, review clauses, special conditions and seller fees first. Subject to acceptable terms and inspection, the guide suggests potential BTL or BRRR value, but the rent and lease evidence is insufficient for a firm commitment.

Works Required

No specific refurbishment works are supported by the supplied evidence. Allow for inspection, cleaning and any minor repair or compliance items only after viewing and reviewing the legal pack; no numeric works allowance is applied.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the guide plus the known £1,800 documentation charge, the indicative base cost is £74,800 before works and any seller fees. A 75% refinance against the £124,800 base GDV would be approximately £93,600, leaving indicative surplus cash of £18,800 before finance, tax and other costs. This is highly conditional on valuation, mortgageability and the currently unknown lease and service-charge terms.

Buy-to-Let Analysis

Using the supplied £429 pcm asking-rent evidence as a weak proxy, gross rent is £5,148 per year and the gross yield is approximately 7.05% at the £73,000 guide, or 6.88% including the £1,800 buyer documentation charge. The rental evidence relates to houses, not this flat, and no service charge, ground rent, finance, management, maintenance or void costs are supplied, so net return cannot be established.

Flip Analysis

The same-development completed sales support a broad £105,000–£147,000 value range and a £124,800 base scenario. Against the guide and known £1,800 charge, the base gross margin before selling costs, finance, tax and works is £50,000. A true flip surplus cannot be calculated because no refurbishment budget or selling allowance is supported.

Investor Risks & Due Diligence

• Lease length is not supplied and may affect mortgageability, value and resale.

• Annual service charge and ground rent are unknown.

• Ground-rent review provisions and increases are unknown.

• Additional seller fees may be payable under the special conditions.

• The rental evidence is for houses and includes a different postcode for one listing, so achievable flat rent is uncertain.

• No condition survey or refurbishment budget is supplied.

• Finance, tax, management, maintenance and void costs are excluded from the gross-yield calculations.

Recommendation

Do not bid solely on the apparent discount to comparable sales. Obtain and review the lease length, service charge, ground rent, review clauses, special conditions and seller fees first. Subject to acceptable terms and inspection, the guide suggests potential BTL or BRRR value, but the rent and lease evidence is insufficient for a firm commitment.

Strategy Rating

Analysis Confidence

There are five completed sales on the same court and a stated guide price, but bedroom comparability, condition, lease details, service charges, ground rent, seller fees and directly comparable flat rental evidence are missing.