Apartment 177, East Float Quay (5/6FF), Dock Road, Birkenhead, Merseyside

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

Located off Dock Road (A5139). Shopping amenities are available locally within Birkenhead Town Centre to the south, with a more comprehensive range of shops, bars and restaurants in Liverpool City Centre to the east. Public transport links are available at Conway Park Train Station and Birkenhead Hamilton Square Train Station, along with local bus services. Road links include the A5139 and A59. Central Park lies to the north.

Tenure / Property Information

Investment Analysis

The five supplied completed sales at East Float Quay range from £80,000 to £172,000, with other recorded sales at £84,000, £95,000 and £150,000. No comparable sizes, bedroom counts, floors, condition, lease details or transaction circumstances are supplied, so the range is not directly comparable to this two-bedroom split-level flat. A cautious base GDV of £95,000 is used, with a low scenario of £84,000 and a high scenario of £150,000. The £100,000 guide is above the cautious base estimate. Service charge, lease review terms, EPC implications and any seller fees remain unconfirmed.

Investment Snapshot

Strategy Recommendation

Do not commit at the guide without reviewing the lease, service-charge information, EPC, listed-building implications and special conditions. Proceed only if the legal and building liabilities are acceptable and the price is supported by a more directly comparable valuation; the evidence does not support a reliable BTL, BRRR or flip bid.

Works Required

No specific defects or refurbishment scope are evidenced. Obtain and review the EPC, lease, service-charge information, building/management documentation and special conditions. Any works required to address the EPC G rating, listed-building restrictions or general condition cannot be specified or costed from the supplied evidence.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the cautious £95,000 base GDV, 75% refinance is £71,250. A total project cost and cash-left-in figure cannot be calculated because refurbishment costs, service charge, seller fees and any finance-related costs are unknown. The lease has a stated 129 years remaining as of the auction date, but its ground-rent review and service-charge details require confirmation.

Buy-to-Let Analysis

BTL analysis cannot be established because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. The £371.14 annual ground rent is known, but the service charge and other ownership costs are not. The flat is EPC G, which may affect letting practicality and required expenditure, but no upgrade cost is evidenced.

Flip Analysis

A flip assessment cannot be completed reliably. The cautious base GDV is £95,000, but no supported works budget or selling-cost allowance is available. At the £100,000 guide, the known £1,800 documentation fee would already take the purchase and known fee to £101,800 before works, seller fees, finance, taxes or resale costs.

Investor Risks & Due Diligence

• The supplied comparable sales vary widely from £80,000 to £172,000 and are not sufficiently detailed to confirm direct comparability.

• No sufficiently specific rental evidence is available, so income and yield cannot be established.

• EPC rating G may require investigation and potential improvement expenditure, but no cost evidence is supplied.

• Annual service charge and ground-rent review or increase details are unconfirmed.

• The property is Grade II Listed, so alterations or works may be subject to additional restrictions or consents.

• The seller may charge additional completion fees under the special conditions, but the amount is not supplied.

• Leasehold ownership carries an annual ground rent of £371.14 and potentially unknown service-charge liabilities.

• Known buyer documentation fee of £1,800 is payable in addition to the purchase price.

Recommendation

Do not commit at the guide without reviewing the lease, service-charge information, EPC, listed-building implications and special conditions. Proceed only if the legal and building liabilities are acceptable and the price is supported by a more directly comparable valuation; the evidence does not support a reliable BTL, BRRR or flip bid.

Strategy Rating

Analysis Confidence

Completed-sale evidence is available for the same development, but the comparables lack size, bedroom, floor, condition and lease detail. Rent, service charge, refurbishment costs, seller fees and key building information are unavailable.