52, Derby Road, LIVERPOOL, Merseyside, L20 8EA

Description

Substantial freehold corner building of approximately 622.8 sq m (6,704 sq ft). Planning permission granted for change of use of premises to a 20 no. rooms aparthotel with ground floor bar and restaurant (use class Sui Generis). Full vacant possession.

Accommodation

Basement: Former beer cellar and storage accommodation extending to approximately 128.8 sq m (1,386 sq ft). Ground Floor: Former public house premises extending to approximately 183.7 sq m (1,977 sq ft). First Floor: Former residential accommodation extending to approximately 151.5 sq m (1,630 sq ft). Second Floor: Former residential accommodation extending to approximately 158.8 sq m (1,710 sq ft). Total Gross Internal Area: Approximately 622.8 sq m (6,704 sq ft).

Location

Situated on Derby Road (A565) between its junctions with Bankhall Street and Millers Bridge. Public transport links include Bank Hall and Kirkdale stations and local bus services. Road links include the A565 Derby Road and A59 Scotland Road, providing access to Liverpool City Centre and the national motorway network via the M57/M58. Local shopping amenities are available in Kirkdale and Bootle Town Centre, with further shops, bars and restaurants in Liverpool City Centre. Recreational facilities include Kirkdale and Garden Recreation Ground, Bootle South Recreation Ground, Everton Park and the Docks.

Tenure / Property Information

Investment Analysis

The £410,000 guide equates to approximately £61 per sq ft across the stated 6,704 sq ft gross internal area, before the £1,800 inclusive-of-VAT contract documentation fee and any applicable seller charges. The supplied evidence does not provide completed sales for comparable buildings, a commercial valuation, aparthotel trading evidence, or a costed conversion appraisal. The single £95,000 2005 sale at 54 Derby Road is too limited and historic to support a current GDV. Consequently, a reliable GDV, refurbishment budget, rent, yield or maximum bid cannot be established from the evidence supplied.

Investment Snapshot

Strategy Recommendation

Do not set a bid or proceed on the supplied evidence alone. Obtain and verify the planning permission and conditions, a measured conversion and compliance cost plan, commercial/aparthotel valuation, operator or trading appraisal, building surveys, service information and all special-condition fees before considering the opportunity.

Works Required

Subject to the granted planning permission and its conditions, the proposed project is conversion of the former public house into a 20-room aparthotel, retaining or creating a ground-floor bar and restaurant. The evidence does not provide a schedule of required building, fire-safety, accessibility, services, fit-out or compliance works, so no cost allowance is assumed.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

BRRR viability cannot be calculated because there is no supported post-conversion GDV, refurbishment budget, operating income or refinance valuation. At the £410,000 guide, the known acquisition documentation charge would bring the stated purchase price and that charge to £411,800 before works and any seller charges, but the total project cost remains unknown.

Buy-to-Let Analysis

A conventional BTL yield cannot be established. The property is a vacant former public house with planning for a 20-room aparthotel rather than identified self-contained residential units. The supplied £1,500 pcm and £880 pcm listings are advertised residential asking rents and are not sufficient evidence for aparthotel income or a whole-building rent. Operating costs, occupancy, room rates and management assumptions are also absent.

Flip Analysis

A flip appraisal cannot be completed. The building has planning permission for a 20-room aparthotel with bar and restaurant, but no supported completed-value evidence, conversion cost, exit value or selling-cost allowance is supplied. The historic £95,000 comparable is not an adequate basis for valuing this substantially larger building or proposed use.

Investor Risks & Due Diligence

• Conversion costs are wholly unsupported and could be material for a 20-room aparthotel, bar and restaurant scheme.

• Planning permission is stated but the permission, conditions, expiry and implementation requirements have not been supplied.

• No commercial valuation, aparthotel trading appraisal, room-rate evidence or occupancy assumptions are provided.

• The building is vacant and former-use information does not establish its current physical condition or serviceability.

• EPC, heating and parking information is unavailable from the supplied evidence.

• The buyer must pay the £1,800 inclusive-of-VAT contract documentation fee, and the seller may charge additional completion fees under the special conditions.

• The supplied rental listings are advertised asking rents for residential accommodation and do not evidence income for the proposed aparthotel use.

Recommendation

Do not set a bid or proceed on the supplied evidence alone. Obtain and verify the planning permission and conditions, a measured conversion and compliance cost plan, commercial/aparthotel valuation, operator or trading appraisal, building surveys, service information and all special-condition fees before considering the opportunity.

Strategy Rating

Analysis Confidence

The evidence confirms tenure, vacancy, size, existing use and proposed planning use, but lacks current relevant comparables, GDV, conversion costs, EPC, services information, operating income, valuation and complete auction-cost details.