Apartment 2, 18 Henry Street, Liverpool, Merseyside

Description

Upon instruction of AMG. Leasehold ground floor flat.

Accommodation

Two bedrooms, reception room open plan to kitchen, bathroom/wc

Location

The property is located on Henry Street. A comprehensive range of shops, bars and restaurants can be found locally within Liverpool City Centre. Public transport links are available at Liverpool Lime Street Train Station to the north east and James Street Train Station to the north west, along with a network of local bus services serving the surrounding areas. The property is served by road links including the A5040 and A5036, both lying to the west. Recreational pursuits can be found at Saint James’ Garden to the south east.

Tenure / Property Information

Investment Analysis

Same-street leasehold flat sales range from £86,000 at 3 Henry Street in December 2025 to £133,500 at 1 Henry Street in January 2026, with older sales at £115,000 and £178,000–£180,000. The substantial variation may reflect differences in size, layout, condition or specification, none of which are supplied for Apartment 2. A cautious evidence-based base GDV of £109,750 is used, with £86,000 low and £133,500 high scenarios. The £80,000 guide is below the base and low comparable values, but legal, condition and property-specific details remain incomplete.

Investment Snapshot

Strategy Recommendation

Potential buy-to-let or BRRR candidate at the guide based on the advertised rent and apparent comparable-value discount, but proceed only subject to legal-pack, condition, lease, cost and rent verification. Do not rely on the apparent flip or refinance margin without those checks.

Works Required

No refurbishment works are evidenced in the supplied information, so no works allowance is assumed. Review the legal pack and confirm lease terms, EPC, condition, parking, heating, service-charge information and any required works before bidding.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the guide and the £109,750 base GDV, 75% refinancing would indicate £82,312.50, marginally above the £81,800 purchase plus known documentation cost before works, finance and tax. However, refurbishment costs, lender valuation, lease details, service charges, seller fees and other acquisition costs are unknown, so the apparent cash release is not reliable. The strategy should not be underwritten until the legal pack and full project costs are reviewed.

Buy-to-Let Analysis

Advertised two-bedroom rents on Henry Street are £1,125–£1,200 pcm, implying £13,500–£14,400 annual gross rent. Using the lower advertised rent gives an estimated 16.875% gross yield on the £80,000 guide and 16.504% on the £81,800 known-cost total, including the £1,800 contract documentation fee. These are asking rents rather than achieved rents and exclude unknown service charges, management, maintenance, voids, finance, tax and any seller fees.

Flip Analysis

The base GDV is estimated at £109,750 from the supplied same-street sales, against an £80,000 guide and £1,800 known documentation charge. This leaves £27,950 before refurbishment, selling costs, finance, tax and any seller fees. A reliable flip surplus cannot be calculated because refurbishment and selling allowances are unsupported, and the comparable values vary materially.

Investor Risks & Due Diligence

• Lease information is awaited despite the property being leasehold; the legal pack must confirm all lease terms and obligations.

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

• Property condition, EPC and any required refurbishment costs are unknown.

• Parking and heating details are unconfirmed.

• Rental evidence consists of advertised asking rents rather than achieved rents, and no passing rent is supplied.

• Same-street comparable sales vary substantially from £86,000 to £180,000, reducing valuation certainty.

• Service-charge and other lease-related costs are not supplied and could materially affect net returns.

Recommendation

Potential buy-to-let or BRRR candidate at the guide based on the advertised rent and apparent comparable-value discount, but proceed only subject to legal-pack, condition, lease, cost and rent verification. Do not rely on the apparent flip or refinance margin without those checks.

Strategy Rating

Analysis Confidence

There are several same-street completed sales and two relevant advertised rents, but the subject property's size, condition, EPC, lease details, service charges, parking, heating, seller fees and refurbishment requirements are not supplied.