Flat 208 Queensland Place, Queensland Street, Liverpool, Merseyside, L7 3HD

Description

A Vacant First Floor Studio Flat. The property comprises a first floor studio flat situated within a purpose built building arranged over ground and five upper floors. The building benefits from communal ancillary areas. The property has not been inspected by Auction House London. All information has been supplied by the vendor.

Accommodation

First Floor: Studio Room; Bathroom

Location

The property is situated on a residential road close to local shops and amenities. The open spaces of Crown Street Park are within easy reach. Transport links are provided by Edge Hill rail station.

Tenure / Property Information

Investment Analysis

The only supplied sold evidence is for leasehold flats at Queensland Place/Chatham Place in 2016, with prices of £49,950 and £244,750. The wide variation, age of the evidence and lack of unit-specific details mean a current GDV cannot be reliably established. The property is also described as a studio despite being recorded as one bedroom. It has not been inspected, and no current valuation, condition report, service-charge information or rental evidence is supplied.

Investment Snapshot

Strategy Recommendation

Do not bid on the current evidence alone. First obtain and review the legal pack, inspect the flat, verify lease liabilities and obtain a current local valuation and rental assessment. Proceed only if the resulting all-in cost remains supported by evidence.

Works Required

No refurbishment scope or cost can be supported because the flat has not been inspected. Obtain an inspection and confirm the condition of the studio room, bathroom and communal areas, together with any required compliance works. Review the legal pack for service charge, ground rent, insurance, restrictions and disbursements.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment is not supportable without a reliable current GDV, refurbishment budget, achievable rent and full acquisition/ownership costs. The long stated lease is potentially relevant, but service charge, ground rent and legal restrictions remain unknown. The £5,000+ guide is not a confirmed purchase price and should not be treated as a safe basis for refinance calculations.

Buy-to-Let Analysis

BTL analysis cannot be established because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. The £1,800 administration fee is known, but buyer premium, disbursements, service charges and other ownership costs are not quantified. Do not rely on a rental yield until rent and all property costs are verified.

Flip Analysis

A flip appraisal cannot be completed. The supplied 2016 sales evidence is too inconsistent and historic to establish a current resale value, while condition, refurbishment costs, selling costs and buyer premium are unknown. Any apparent margin based solely on the guide price would be speculative.

Investor Risks & Due Diligence

• The property has not been inspected by the auctioneer, so condition and required works are unknown.

• The two supplied comparable sales are historic 2016 transactions with materially different prices and insufficient unit-specific detail.

• No reliable rental evidence or passing rent is supplied, so rental yield cannot be calculated.

• Buyer premium is payable or may be payable but its amount is unspecified.

• Additional disbursements, search fees, seller-cost reimbursement, legal fees and transfer fees may become payable.

• Service charge, ground rent, insurance obligations and other lease liabilities are not supplied.

• EPC, council tax, parking and heating information are not supplied.

• The £5,000+ guide is not a confirmed purchase price.

Recommendation

Do not bid on the current evidence alone. First obtain and review the legal pack, inspect the flat, verify lease liabilities and obtain a current local valuation and rental assessment. Proceed only if the resulting all-in cost remains supported by evidence.

Strategy Rating

Analysis Confidence

Current valuation, rent, condition, refurbishment scope, service charges, ground rent, EPC, council tax, buyer premium and disbursements are unavailable; the only sales evidence is historic and materially inconsistent.