Apartment No. 002, Pembroke Studios, Liverpool, Merseyside, L3 5BB

Description

Studio apartment with tenant in situ, located in Liverpool close to local amenities and transport links. The property is described as an investment opportunity for an experienced or new landlord.

Accommodation

Studio apartment

Location

Located in Liverpool and close to local amenities and transport links.

Tenure / Property Information

Investment Analysis

The supplied Land Registry evidence comprises five leasehold flat/maisonette sales at the same address, ranging from £18,500 to £50,000. The variation is substantial and the evidence does not identify the specific apartment, so a precise valuation is not supportable. A base scenario of £35,000 is used, with £18,500 low and £50,000 high scenarios. The £725 pcm figure is one advertised asking rent for a one-bedroom Merseyside flat and is not confirmed passing rent for this apartment.

Investment Snapshot

Strategy Recommendation

Consider only as a tenant-in-situ BTL subject to verification of the actual rent, tenancy, service charges, ground rent, lease terms and legal pack. Do not rely on the headline yield or refinance case until those items and the specific unit’s value are confirmed.

Works Required

No refurbishment works are identified in the supplied evidence. Confirm condition, tenancy documentation, service charge, ground rent and legal-pack requirements before bidding.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £25,000 guide, the stated buyer premium and admin charge produce a known acquisition cost of £28,600 before any works, finance, legal, search, transfer or other disbursement costs. At the £35,000 base GDV, 75% refinancing is £26,250, leaving an indicative £2,350 of known cost before finance and tax. The result is highly sensitive to the uncertain comparable evidence and refinance valuation.

Buy-to-Let Analysis

Using the single £725 pcm advertised asking rent as an illustration, annual gross rent is £8,700. This gives 34.8% on the £25,000 guide and 30.42% on the £28,600 guide plus stated £3,600 buyer/admin charges. Actual BTL performance cannot be established because the passing rent, tenancy terms, service charge, ground rent, voids and other costs are not supplied.

Flip Analysis

Using the £35,000 base GDV and £28,600 known acquisition cost, the apparent gross spread is £6,400 before selling costs, finance, tax, legal costs, disbursements and any works. The £18,500 low comparable would not cover the known acquisition cost, while the £50,000 high comparable is not sufficiently reliable to underwrite without unit-specific evidence.

Investor Risks & Due Diligence

• The tenant’s actual passing rent and tenancy terms are not supplied.

• The five same-address sale prices range from £18,500 to £50,000 and may not relate to the specific apartment.

• The £725 pcm figure is an advertised asking rent, not achieved or passing rent.

• Service charge, ground rent, lease length and reserve-fund liabilities are not supplied.

• Additional search, seller-cost, legal, transfer and other legal-pack disbursements may be payable.

• No condition or refurbishment budget is evidenced.

• The property is leasehold and the lease terms have not been provided.

Recommendation

Consider only as a tenant-in-situ BTL subject to verification of the actual rent, tenancy, service charges, ground rent, lease terms and legal pack. Do not rely on the headline yield or refinance case until those items and the specific unit’s value are confirmed.

Strategy Rating

Analysis Confidence

Same-address leasehold comparables and one rental asking listing are available, but the comparable prices vary materially and there is no unit-specific sale, passing rent, tenancy, lease, service-charge, ground-rent or condition evidence.