Apartment 19, Willow Rise, Roughwood Drive, Liverpool

Description

A well proportioned one bedroom third floor apartment comprising Living Room and Kitchen area with French doors to outdoor balcony, hallway with one bedroom, and a bathroom with shower. The property is sold subject to a prohibition order.

Accommodation

Living Room and Kitchen area with French doors to outdoor balcony, hallway, one bedroom, and bathroom with shower.

Location

The property is situated on Willow Rise, Roughwood Drive, in the popular Kirkby area of Liverpool, well positioned for access to a wide range of facilities and amenities, along with excellent transport links to the wider area and City centre itself.

Tenure / Property Information

Investment Analysis

Five same-development leasehold flat sales range from £32,000 to £45,000, including £40,000 in 2023. These provide an indicative unrestricted market range only. The prohibition order, stated restriction against permanent residential use and postcode/address discrepancy materially undermine applicability and mortgageability.

Investment Snapshot

Strategy Recommendation

Do not bid unless specialist legal advice confirms an acceptable permitted use, title position and viable exit. The £3,600 admin charge is disproportionate to the guide price.

Works Required

No physical defects or refurbishment requirements are evidenced. Obtain legal advice on the prohibition order, permitted use and lease before bidding.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A hypothetical 75% refinance of the indicative £40,000 GDV is £30,000, against £4,600 guide price plus stated admin charge. However, the prohibition order and non-residential-use restriction may prevent lawful occupation and residential refinance; this is not a financeable BRRR case on the evidence.

Buy-to-Let Analysis

No sufficiently specific rental evidence is available. Permanent residential use is expressly prohibited, so BTL use and rental yield cannot be established and should not be assumed.

Flip Analysis

Indicative unrestricted comparable values suggest £32,000–£45,000, with a £40,000 base. A reliable flip surplus cannot be calculated because selling costs, disbursements, legal compliance and the effect of the prohibition are unsupported.

Investor Risks & Due Diligence

• Permanent residential use is expressly prohibited according to the auction evidence.

• The property is sold subject to a prohibition order, with its practical and legal effect requiring specialist review.

• No sufficiently specific rental evidence supports BTL underwriting.

• £3,600 including VAT admin charge is payable on exchange, with possible additional disbursements and other legal or transfer costs.

• Comparable sales use postcode L33 8WZ, while the agent note gives L33 8WY.

• Leasehold ownership has approximately 103 years remaining from the stated commencement date, subject to exact lease calculation and terms.

Recommendation

Do not bid unless specialist legal advice confirms an acceptable permitted use, title position and viable exit. The £3,600 admin charge is disproportionate to the guide price.

Strategy Rating

Analysis Confidence

There are five same-development sold comparables, but no rent, condition budget or exact matching postcode evidence, and the prohibition order creates substantial valuation and exit uncertainty.