Flat 7, 214-218 Rice Lane, Liverpool L9 1DJ

Description

A third floor flat briefly comprising two bedrooms, reception room, kitchen and a bathroom.

Accommodation

Two bedrooms, reception room, kitchen and a bathroom.

Location

Rice Lane is a popular and well-established residential location close to local amenities, schooling and transport links. The property is approximately 5 miles from Liverpool City Centre.

Tenure / Property Information

Investment Analysis

The £30,000 Rice Lane sale dated 5 March 2025 is the only recent supplied comparable, but it is not identified as the same flat. The £115,000 transactions relate to 2008 and are not reliable current market evidence. With no floor area, condition, EPC or sufficiently specific comparable evidence, a supported GDV cannot be established. The £40,000 guide is therefore not validated by the supplied evidence. The buyer premium at the guide is £1,200, being the stated minimum.

Investment Snapshot

Strategy Recommendation

Do not bid on the current evidence alone. First verify the specific flat's condition, floor area, lease terms, service charges, legal-pack fees and achievable rent; proceed only if those checks support a clear margin.

Works Required

No specific defects or refurbishment requirements are evidenced. Obtain a viewing and survey before budgeting works; verify the lease, service charge, ground-rent review provisions and any legal-pack requirements.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be supported without a defensible GDV, refurbishment budget, rent and finance assumptions. The long stated lease term is potentially relevant, but ground-rent and service-charge review provisions remain to be confirmed from the lease documents.

Buy-to-Let Analysis

BTL analysis cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. The £40,000 guide plus the £1,200 minimum buyer premium would be £41,200 before any works, legal, finance, service-charge or other costs, but the rent and resulting yield are unknown.

Flip Analysis

A flip surplus cannot be calculated. The only recent supplied comparable is £30,000 for a different, unspecified flat, while the £115,000 block transactions are from 2008. Current resale value, works cost and selling allowance are unsupported.

Investor Risks & Due Diligence

• No sufficiently specific rental evidence or passing-rent information is supplied.

• No condition, floor-area or refurbishment-cost evidence is supplied.

• Ground-rent and service-charge review provisions require confirmation from the lease documents.

• Additional fees may be listed in the Special Conditions of Sale.

• The only recent comparable is a different property, while the other supplied transactions date from 2008.

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

Recommendation

Do not bid on the current evidence alone. First verify the specific flat's condition, floor area, lease terms, service charges, legal-pack fees and achievable rent; proceed only if those checks support a clear margin.

Strategy Rating

Analysis Confidence

The address, tenure, guide and lease term are supplied, but there is no condition evidence, floor area, rental evidence, EPC, council-tax information, service-charge figure, current specific comparable or GDV support.