Apartment 177, East Float Quay (5/6FF), Dock Road, BIRKENHEAD, Merseyside, CH41 1DP

Description

Leasehold split level fifth floor flat. Grade II Listed.

Accommodation

Sixth floor: Reception room open plan to kitchen. Fifth floor: Principal bedroom with en-suite, one further bedroom, bathroom/wc. Outside: Balcony.

Location

The property is located off Dock Road (A5139). Shopping amenities are available locally within Birkenhead Town Centre lying to the south, with a more comprehensive range of shops, bars and restaurants found in Liverpool City Centre located to the east. Public transport links are available at Conway Park Train Station and Birkenhead Hamilton Square Train Station, both lying to the south, along with a network of local bus services serving the surrounding areas. The property is served by road links including the A5139 and the A59 located to the north. Recreational pursuits can be found at Central Park lying to the north.

Tenure / Property Information

Investment Analysis

Same-development HM Land Registry comparables range from £80,000 to £172,000, with the variation likely reflecting differences in size, condition, lease terms and specification, none of which are supplied. The £110,000 guide is within the observed range. A provisional evidence-led scenario range is £84,000 to £150,000, with £110,000 used as the base estimate; this is indicative only and requires confirmation of the lease and flat-specific details.

Investment Snapshot

Strategy Recommendation

Proceed only after reviewing the legal pack, lease, service-charge and ground-rent information, EPC implications and building condition. Do not bid above a separately calculated ceiling until rent and all ownership costs are confirmed.

Works Required

No detailed defects or condition information is supplied. The EPC rating of G indicates that energy-efficiency improvements may require investigation, but no works specification or cost allowance can be established. Confirm the condition of the listed building, balcony, kitchen, bathrooms, heating and common parts before bidding.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the provisional £110,000 base GDV, 75% refinancing equates to approximately £82,500. A meaningful BRRR assessment is not possible without confirmed purchase price, refurbishment costs, lease details, service charges, rent and finance costs. The known £1,800 contract documentation fee and any seller fees would also need to be included.

Buy-to-Let Analysis

BTL viability cannot be established because no sufficiently specific rental comparable or auctioneer rent estimate is provided. Lease length, service charge, ground rent and review terms are also unknown and could materially affect net returns and mortgageability.

Flip Analysis

The provisional base GDV is £110,000, but refurbishment costs, selling costs and the property’s condition are unsupported. Consequently, no reliable flip surplus or maximum bid can be calculated. The wide same-development sales range increases valuation uncertainty.

Investor Risks & Due Diligence

• Lease length, ground rent, review provisions and service charge are awaiting confirmation.

• EPC rating is G, with no supplied upgrade scope or cost.

• Grade II Listed status may affect alterations and repair requirements.

• No sufficiently specific rental evidence or passing rent is provided.

• Parking and heating details are unconfirmed.

• Seller fees may be payable on completion but are not specified.

• Same-development comparable prices vary materially from £80,000 to £172,000.

• The £1,800 inclusive-of-VAT contract documentation fee is payable by the buyer.

Recommendation

Proceed only after reviewing the legal pack, lease, service-charge and ground-rent information, EPC implications and building condition. Do not bid above a separately calculated ceiling until rent and all ownership costs are confirmed.

Strategy Rating

Analysis Confidence

There are several same-development completed sales and a stated guide price, but the subject’s lease term, service charge, ground rent, condition, rent, parking, heating and potential seller fees are unavailable.