45 Croxteth Road, Bootle, Merseyside, L20 5EB

Description

A three bedroom end of terrace house. In need of modernisation. Externally the property benefits from an enclosed rear yard. To be sold with vacant possession.

Accommodation

Ground Floor - Lounge, Dining Room, Kitchen, Utility, WC; First Floor - Three Bedrooms, WC

Location

Located on Croxteth Road, between the turnings for Stanley Road and Hornby Boulevard. Amenities are available nearby on Stanley Road, Knowsley Road and within the Strand Shopping Centre. Recreational amenities of North Park and Garden, Mellanear Park and Poets Park are easily accessible. Transport: Kirkdale - Merseyrail; Bank Hall - Merseyrail.

Tenure / Property Information

Investment Analysis

The two most relevant completed sales are for the same address at £74,000 on 1 June 2026 and £75,000 on 6 October 2025. These support a central GDV estimate of £74,500, with an evidence-supported range of £74,000–£75,000. Other Croxteth Road sales are different properties and provide limited additional support. The guide is only £5,500 below the central estimate before the unknown buyer premium, VAT, seller charges and refurbishment costs.

Investment Snapshot

Strategy Recommendation

Do not bid on the current evidence without a detailed inspection, refurbishment quotation and confirmation of all buyer and seller charges. Any bid should be materially below the supported GDV after allowing for those unknown costs.

Works Required

Modernisation is required, but the evidence gives no detailed schedule of condition. Obtain a survey and price only the works confirmed, including any required improvement associated with the EPC F rating. No reliable works allowance can be calculated from the supplied information.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A 75% refinance against the central estimated GDV would be approximately £55,875. However, purchase cost, refurbishment cost and acquisition charges are incomplete, and the low GDV relative to the £70,000 guide leaves limited apparent headroom before finance and transaction costs. BRRR viability is therefore unproven.

Buy-to-Let Analysis

BTL appraisal cannot be completed because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. The unknown refurbishment cost, buyer premium, VAT and other possible charges also prevent a reliable total-cost yield calculation.

Flip Analysis

The supported resale/GDV range is only £74,000–£75,000, based principally on two sales of the same address. A flip surplus cannot be calculated because refurbishment costs, buyer charges, VAT, seller charges and selling costs are not supplied. The guide leaves only modest gross headroom before those costs.

Investor Risks & Due Diligence

• The property is described as needing modernisation, but the scope and cost of works are unknown.

• EPC rating is F; required improvement costs and compliance implications are not provided.

• Buyer premium amount is not stated.

• VAT may apply and other seller charges may be payable, but amounts are not provided.

• No sufficiently specific rental evidence is available.

• Leasehold title is stated, but ground rent, service charge and other lease costs are not supplied.

• The supported GDV is close to the guide price, leaving limited headroom before acquisition, works and selling costs.

Recommendation

Do not bid on the current evidence without a detailed inspection, refurbishment quotation and confirmation of all buyer and seller charges. Any bid should be materially below the supported GDV after allowing for those unknown costs.

Strategy Rating

Analysis Confidence

Two recent completed sales for the same address support the GDV range, but there is no reliable rent evidence, refurbishment budget, detailed condition report, buyer premium, VAT figure or other-cost schedule.