7 Brisbane Terrace, Liskeard, Cornwall

Description

A deceptively spacious three bedroom mid terrace cottage, enjoying a tucked away location on the outskirts of Liskeard. The property offers a kitchen/breakfast room, lounge/diner and conservatory to the ground floor, with three bedrooms and bathroom to the first floor. The property has the benefit of a good sized lawned garden with workshop, UPVC double glazing and gas central heating. Permit parking is available in the adjacent car park.

Accommodation

Ground Floor: Entrance hall, lounge/diner, kitchen/breakfast room and conservatory. First Floor: Landing, three bedrooms and family bathroom.

Location

Brisbane Terrace enjoys a tucked away location, while being in walking distance of the town centre and the railway station. Liskeard offers a wide selection of bespoke and High Street shops, with supermarkets and retail parks on the outer fringes, along with educational and recreational facilities catering for all groups.

Tenure / Property Information

Investment Analysis

Same-street completed sales range from £96,750 to £200,000. The more relevant 2023 sales were £160,000 and £165,000, while the £200,000 sale indicates possible upside for a superior condition/specification. The £96,750 sale demonstrates significant downside where condition or other factors differ. A cautious base GDV estimate is £165,000, but bedroom, condition and sale-specific details for the comparables are unavailable.

Investment Snapshot

Strategy Recommendation

Treat as a cautious owner-occupier or value-led purchase candidate only after inspection and legal review. Do not bid on the basis of a BTL or flip strategy without verified rent, condition, costs and resale comparability.

Works Required

No specific defects or refurbishment requirements are evidenced. Obtain a viewing, survey and legal-pack review before budgeting for works; only routine inspection and any works identified by those checks should be assumed.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the indicative £165,000 base GDV, 75% refinance is £123,750. Total project cost cannot be calculated because refurbishment costs, tenure-related costs and any additional legal-pack charges are unknown. Refinance would therefore not be demonstrably sufficient to recover the purchase and project costs.

Buy-to-Let Analysis

BTL analysis cannot be completed because no sufficiently specific rental comparable or auctioneer rent estimate is provided. The guide price is £135,000, and the stated administration charge at that price is approximately £2,187 including VAT, before any other legal-pack or acquisition costs.

Flip Analysis

The indicative base GDV of £165,000 is only £30,000 above the £135,000 guide before refurbishment, acquisition costs, finance, selling costs and tax. A flip surplus cannot be calculated reliably because works and selling allowances are unsupported. The £160,000 and £165,000 same-street sales suggest limited gross margin at the guide price.

Investor Risks & Due Diligence

• Condition and refurbishment requirements are not evidenced.

• No reliable rental evidence is available, so BTL yield cannot be established.

• Same-street sale prices vary substantially from £96,750 to £200,000.

• The guide-to-base-GDV margin may be insufficient after acquisition, finance, refurbishment and selling costs.

• Tenure and any legal-pack-specific obligations are not supplied.

• Permit parking is available, but no dedicated parking is stated.

Recommendation

Treat as a cautious owner-occupier or value-led purchase candidate only after inspection and legal review. Do not bid on the basis of a BTL or flip strategy without verified rent, condition, costs and resale comparability.

Strategy Rating

Analysis Confidence

There are several same-street completed sales and a clear guide price, but no tenure, condition, refurbishment, rental, selling-cost or full legal-pack evidence, and the comparable property details are limited.