46 Dragon Lane, Whiston, Prescot, Merseyside, L35 2UG

Description

An excellent opportunity to acquire a three-bedroom semi-detached property, offered with vacant possession and providing considerable potential for refurbishment and value enhancement. The property occupies a generous plot with a particularly long rear garden, making it an attractive proposition for investors, developers and owner-occupiers looking for a project.

Accommodation

Approximately 846 sq. ft. (78.6 sq. m.), comprising an entrance porch and hall, spacious living room with bay window and feature fireplace, separate dining room, fitted kitchen and ground-floor bathroom. The first floor has three bedrooms, including a generously proportioned principal bedroom.

Location

Situated in an established residential area of Whiston, conveniently placed for local amenities, schooling and transport connections. Whiston railway station provides connections towards Liverpool and Manchester, with convenient access to the wider motorway network.

Tenure / Property Information

Investment Analysis

Same-road completed sales range from £122,500 to £170,000 in 2022–2023, with an older £100,000 sale in 2019. The subject is similar in broad property type but its refurbishment requirement, accommodation and condition are not fully evidenced, so a base GDV of £150,000 is a cautious estimate rather than a formal valuation.

Investment Snapshot

Strategy Recommendation

Proceed only subject to inspection, legal due diligence and a quantified refurbishment schedule. The guide price appears attractive against the supplied sales and asking-rent evidence, but bidding should not rely on the headline yield until works and total costs are established.

Works Required

Inspection-led refurbishment only: assess and update the existing kitchen, bathroom, decoration, flooring and general finishes as required. No specific defects or quantified works budget are supplied, so a refurbishment allowance cannot be established.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £45,000 guide, the stated admin charge gives a known pre-works acquisition cost of £48,600. A 75% refinance against the £150,000 base GDV would be £112,500, but cash left in cannot be calculated because refurbishment costs and other purchase costs are unspecified. Valuation and refinance assumptions remain uncertain.

Buy-to-Let Analysis

The only rental evidence is an advertised asking rent of £1,100 pcm for a nearby three-bedroom semi-detached house, equivalent to £13,200 annually. Against the £45,000 guide this indicates a gross yield of approximately 29.3%, or approximately 27.2% after the stated £3,600 admin charge but before works and other costs. The rent is advertised rather than achieved and the full cost base is unknown.

Flip Analysis

The supplied completed sales support a broad GDV range of £122,500–£170,000, with £150,000 used as the base case. A flip surplus cannot be calculated because no refurbishment budget, selling costs or full acquisition costs are supplied.

Investor Risks & Due Diligence

• Refurbishment scope and cost are not supplied.

• The rental figure is an advertised asking rent, not an achieved or passing rent.

• Additional auction, legal, search and transfer charges are unspecified.

• The property-specific condition may differ materially from the sold comparables.

• A £150,000 GDV is an estimate based on limited comparable evidence, not a formal valuation.

Recommendation

Proceed only subject to inspection, legal due diligence and a quantified refurbishment schedule. The guide price appears attractive against the supplied sales and asking-rent evidence, but bidding should not rely on the headline yield until works and total costs are established.

Strategy Rating

Analysis Confidence

There are several relevant same-road completed sales and one nearby asking-rent listing, but the property's condition, refurbishment cost, other auction costs, achieved rent and selling costs are not evidenced.