Flat 2, 25 Salisbury Road, Wavertree, Liverpool

Description

A one bedroom first floor flat. The property forms part of an attractive bay fronted building. In need of modernisation. Vacant.

Accommodation

First Floor - Entrance Hallway, Reception Room, Kitchen, Bedroom, Bathroom/WC.

Location

Located on Salisbury Road, accessed off Picton Road. Local amenities and everyday shops are available along Picton Road. Recreational amenities include green spaces such as Webster Road Park and Wavertree Botanic Garden and Park. Transport links include Edge Hill and Wavertree Technology Park stations as well as access to the M62.

Tenure / Property Information

Investment Analysis

The most relevant evidence is the same-road sale at 15 Salisbury Road for £40,000 in November 2025 and £43,000 in April 2024. The £30,000 2019 sale is older, while the £270,000 sale appears materially inconsistent with the other evidence and is not relied upon. A base GDV of £43,000 is therefore used cautiously, subject to the flat's modernisation requirement and the substantial service charge of approximately £462.53 per month.

Investment Snapshot

Strategy Recommendation

Proceed only after reviewing the legal pack, lease terms, service-charge accounts and planned sinking-fund works. Without verified rent and refurbishment costs, the property should not be treated as an underwritten BTL, BRRR or flip opportunity.

Works Required

Modernisation of the vacant one-bedroom flat, based on the description. The evidence does not specify which installations, finishes or elements require work, so no quantified scope or cost is assumed. The lease, service-charge position and planned future works should be reviewed in the legal pack.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A cautious BRRR assessment is not supportable because refurbishment costs, achievable rent, acquisition costs and finance costs are unavailable. At the £43,000 base GDV, 75% refinancing equates to approximately £32,250, but total project cost and cash left in cannot be calculated.

Buy-to-Let Analysis

BTL cannot be underwritten from the supplied evidence because no sufficiently specific rental comparable or auctioneer rent estimate is provided. The approximately £5,550.36 annual service charge is a significant ongoing cost and would materially affect net returns. Gross yield cannot be established.

Flip Analysis

A flip appraisal cannot be completed reliably because the modernisation scope and cost, acquisition charges and selling allowance are not supplied. The available same-road evidence indicates a narrow observed range of £40,000 to £43,000, leaving limited demonstrated headroom above the £35,000 guide before works and transaction costs.

Investor Risks & Due Diligence

• Very high current service charge of approximately £462.53 per month, including a contribution to the sinking fund.

• Planned future works may create additional liability or affect saleability; the legal pack has not been supplied.

• The flat is in need of modernisation, but the condition and required works are not itemised.

• No sufficiently specific rental evidence is available, preventing a reliable yield assessment.

• Lease terms beyond the proposed new 999-year lease and the full service-charge position remain unverified.

• The £270,000 comparable is inconsistent with the other supplied sales and creates valuation uncertainty.

Recommendation

Proceed only after reviewing the legal pack, lease terms, service-charge accounts and planned sinking-fund works. Without verified rent and refurbishment costs, the property should not be treated as an underwritten BTL, BRRR or flip opportunity.

Strategy Rating

Analysis Confidence

There are two recent same-road completed sales and a stated guide price, but no rental evidence, refurbishment specification or costs, buyer/admin fees, council tax, parking or detailed service-charge/legal-pack information.