6 Woodend, Pensby, CH61 8RU

Description

This is a vacant two-bedroom semi-detached bungalow with driveway and detached garage. The property is in need of general updating throughout, but offers substantial scope for a redevelopment opportunity subject to planning. With gas central heating.

Accommodation

Ground floor: Entrance hallway, front reception room with bay window, front double bedroom with en-suite toilet, family bathroom, rear double bedroom, large kitchen. Exterior: Front and rear gardens, detached garage currently with workshop to rear, driveway.

Location

Woodend is located off of Ridgewood Drive in Pensby. The close offers a quiet setting within walking distance of Ridgewood Park and general amenities and public transport on Pensby Road taking you into Heswall.

Auction Information

Tenure

Unregistered. The legal pack is the definitive source for lease length, title, covenants, service charges, ground rent and special conditions.

Council Tax

Band C.

Development / Planning

The property is in need of general updating throughout, but offers substantial scope for a redevelopment opportunity subject to planning.

Investment Analysis

Market Comparables

Use recent Land Registry sold evidence and genuinely comparable current/let rental evidence for the same micro-location, accommodation, tenure and condition. Venmore’s stated rents or rental opinions are retained as auctioneer evidence where supplied; HB screening figures are not a formal valuation.

Proposed Works

HB desktop allowance: £32,000. Scope should be confirmed from inspection, photographs, survey and contractor pricing. Prioritise structure, roof/damp, services, heating/electrics, windows, kitchens/bathrooms, decoration and external works only where relevant to this specific property.

Rental Value

No achieved/current rent has been assumed where the auction particulars do not provide one. Obtain current comparable letting evidence before relying on a BTL appraisal.

Low / Base / High Investment Scenario

Specialist Commercial Analysis

Verify occupational leases, passing rents, rent-review provisions, repairing obligations, VAT status, business rates, service costs and covenant strength. Mixed-use assets should be valued by component and income where appropriate.

Maximum Bid Indicator

Base the maximum bid on verified commercial/residential income and capital value, less buyer fee, works, legal/professional, finance, holding, contingency and required return. SDLT treatment may differ for mixed-use/non-residential purchases and is buyer-specific.

Strategy Recommendation

Income hold or refurbishment/re-letting, with redevelopment only where planning and title support it.

Strategy Rating

Income Hold: ★★★★☆ | Value-Add: ★★★★☆ | Development: ★★★☆☆

Key Risks

Planning status and conditions, listed-building constraints, legal-pack special conditions, condition/survey, finance and valuation risk.

Analysis Confidence

Medium for facts reproduced from Venmore’s particulars; low-to-medium for HB desktop works/value screens until inspection, legal-pack review, direct sold/rental comparables and contractor/QS pricing are completed.