Apartment 5 Parkgate Court, Warrington, Cheshire, WA4 6LA

Description

A Two Bedroom Flat. A leasehold flat comprising: hallway, open plan dining room/kitchen, master bedroom with en-suite, second bedroom and bathroom.

Accommodation

Hallway, open plan dining room/kitchen, master bedroom with en-suite, second bedroom and bathroom.

Location

A desirable area and just a short drive to the centre of Stockton Heath and Warrington City centre.

Tenure / Property Information

Investment Analysis

The five supplied sold comparables are flats at Parkgate Court, ranging from £90,000 to £145,000. The two most recent sales were £115,000 in September 2025 and £145,000 in May 2026. As the evidence does not identify the comparable flats' sizes, floors, condition or exact specification, £115,000 is used as a cautious base GDV, with £90,000 to £145,000 as evidence-supported low and high scenarios.

Investment Snapshot

Strategy Recommendation

Potential value opportunity at the guide price, subject to confirming the flat's condition, exact comparable relevance, lease/legal position, service charge and resaleability. Do not bid on yield grounds without reliable rent evidence; obtain a full costed appraisal before proceeding.

Works Required

No specific defects or works are evidenced. Allowance should be made for inspection, cleaning and any remedial works only after viewing and reviewing the legal pack; no refurbishment cost is included in the calculations.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £75,000 guide, known auction costs are £1,500 buyer premium and £3,600 minimum administration charge, producing a known-cost total of £80,100 before other possible fees, finance, tax and works. A 75% refinance of the £115,000 base GDV is £86,250, indicating £6,150 more than this limited cost basis; this is not a confirmed refinance outcome and depends on valuation, lending criteria and omitted costs.

Buy-to-Let Analysis

BTL yield cannot be established because no sufficiently specific rental evidence, auctioneer rent estimate, service charge or other running costs are supplied. The EPC is B and council tax is Band A, but these do not establish investment performance.

Flip Analysis

Using the £115,000 base GDV and £80,100 known-cost basis, the indicative pre-finance, tax and sale-cost equity is £34,900. A formal flip surplus is not calculated because no supported selling allowance, legal costs, finance costs or refurbishment costs are available.

Investor Risks & Due Diligence

• The sold comparables may differ in size, floor, condition or specification from the subject flat.

• No rental evidence is available, so BTL yield and cash flow cannot be assessed.

• Additional search fees, sellers' costs, legal fees, transfer fees and other disbursements may increase the acquisition cost.

• No condition information or refurbishment budget is supplied.

• Leasehold service charge and any other lease liabilities are not supplied.

• The £75,000 guide is not a confirmed purchase price.

Recommendation

Potential value opportunity at the guide price, subject to confirming the flat's condition, exact comparable relevance, lease/legal position, service charge and resaleability. Do not bid on yield grounds without reliable rent evidence; obtain a full costed appraisal before proceeding.

Strategy Rating

Analysis Confidence

Same-development sold evidence and auction costs are supplied, but the subject flat's condition, exact comparable characteristics, rental value, service charge, other fees and selling costs are not evidenced.