Apartment 8, 18 Henry Street, Liverpool, Merseyside, L1 5BS

Description

Leasehold first 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 at 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 the A5036, both lying to the west. Recreational pursuits can be found at Saint James' Garden to the south east.

Tenure / Property Information

Investment Analysis

The five supplied Land Registry comparables on Henry Street range from £86,000 to £180,000, with the most recent sales at £86,000 and £133,500. Because the evidence does not provide floor areas, condition, specification or exact comparability, a base GDV of £133,500 is used, with £86,000 to £180,000 treated as an evidence-supported sensitivity range rather than a formal valuation.

Investment Snapshot

Strategy Recommendation

Potentially attractive as a buy-to-let at the guide, subject to legal review and confirmation that the £1,125 to £1,200 advertised rent is achievable. Do not rely on the refinance or resale case until lease charges, condition and comparable specification are verified.

Works Required

No specific repair or refurbishment works are evidenced. Verify condition, heating, parking, lease terms, service charge, ground rent and any management or communal obligations before bidding.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the £133,500 base GDV and the known £1,800 documentation fee, the indicative total cost is £71,800 before any works or other completion costs. A theoretical 75% GDV refinance is £100,125, exceeding this known-cost basis by £28,325. This is highly dependent on achieving the base valuation, lender criteria, lease information and actual costs; no refurbishment allowance is included because none is evidenced.

Buy-to-Let Analysis

At the £70,000 guide, the directly relevant Henry Street advertised asking rent of £1,125 pcm indicates a gross yield of approximately 19.29%. The supplied Strand Street flat listing supports £1,200 pcm, but all rents are asking rents rather than achieved rents. The analysis excludes unknown service charge, ground rent, letting, maintenance, void, finance and seller charges, so net yield cannot be established.

Flip Analysis

The base GDV of £133,500 is supported only by a wide range of local completed sales. Against the £70,000 guide and £1,800 known documentation fee, the gross difference is £61,700 before selling costs, finance, taxes, works and unknown seller charges. A reliable flip surplus cannot be calculated because no selling allowance or refurbishment cost is supplied.

Investor Risks & Due Diligence

• Annual service charge, ground rent, review provisions and lease information are awaited.

• The supplied rents are advertised asking rents, not achieved or passing rents.

• The local sales evidence ranges widely from £86,000 to £180,000 and lacks floor-area, condition and specification details.

• Seller fees may be payable under the special conditions, but their amount is unknown.

• Condition, heating and parking information is not supplied.

• Refinance calculations are indicative only and depend on lender valuation and criteria.

Recommendation

Potentially attractive as a buy-to-let at the guide, subject to legal review and confirmation that the £1,125 to £1,200 advertised rent is achievable. Do not rely on the refinance or resale case until lease charges, condition and comparable specification are verified.

Strategy Rating

Analysis Confidence

There are several same-street completed sales and relevant advertised rents, but the comparables vary substantially and key lease, service-charge, ground-rent, condition and additional-fee information is unavailable.