42 Planewood Gardens, Lowton, Warrington, Cheshire

Description

A two bedroom first floor purpose-built leasehold apartment comprising hall, open plan lounge/kitchen and two bedrooms. Parking and communal garden.

Accommodation

Hall, open plan lounge/kitchen, two bedrooms and bathroom. Measurements: Lounge/Kitchen 2.95m x 5.27m; Bedroom 1 3.26m x 4m; Bedroom 2 2.34m x 3.1m; Bathroom 1.43m x 2.66m.

Location

Situated just off the east Lancs Road (A580) and close to local shops and schools in Lowton and Golborne. Good transport links to Leigh, Manchester and Bolton.

Tenure / Property Information

Investment Analysis

Recent same-development sales range from £113,000 to £123,000, with the latest at £118,000 and £123,000. The £79,000 sale is a lower outlier. Indicative base GDV is £118,000, subject to condition and lease/legal review.

Investment Snapshot

Strategy Recommendation

Proceed only after legal-pack, lease, service-charge and physical inspection review. Do not underwrite as BTL without reliable rental evidence.

Works Required

No specific defects or refurbishment requirements are evidenced. Inspect the apartment and verify communal, lease and service-charge matters before bidding.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £75,000 guide, the known buyer premium is £1,560 and the minimum administration charge is £3,600, before any works, finance, legal or disbursement costs. A 75% refinance of the base GDV indicates £88,500, but total project cost and cash extraction cannot be calculated without works and other costs.

Buy-to-Let Analysis

No sufficiently specific rental evidence or auctioneer rent estimate is supplied, so rent and yield cannot be established. The £1,782.28 annual service charge and £125 ground rent must be factored into any assessment.

Flip Analysis

The evidence supports an indicative GDV range of £113,000–£123,000, but refurbishment costs, selling costs and complete acquisition costs are unavailable. Flip surplus therefore cannot be reliably calculated.

Investor Risks & Due Diligence

• No reliable rental evidence is supplied.

• Service charge of £1,782.28 per annum plus £125 ground rent reduces net returns.

• Special-condition disbursements and other legal or transfer fees may be payable.

• Condition and refurbishment requirements are not evidenced.

• Lease and management-company terms require legal-pack verification.

Recommendation

Proceed only after legal-pack, lease, service-charge and physical inspection review. Do not underwrite as BTL without reliable rental evidence.

Strategy Rating

Analysis Confidence

Good same-development sold evidence and known tenure costs are available, but rental, condition, refurbishment, selling and some legal cost information is missing.