Flat 7, 35 Ivanhoe Road & Flat 8, 37 Ivanhoe Road, Liverpool, Merseyside

Description

Two leasehold flats. The auctioneers were unable to inspect the property at the time of print. It is understood that each flat comprises of 2 bedroom accommodation. Purchasers are deemed to rely upon their own enquiries as to the internal layout of the property.

Accommodation

Each flat is understood to comprise 2 bedroom accommodation.

Location

The property is located on Ivanhoe Road. Shopping amenities are available locally within Aigburth, with a further range of shops, bars and restaurants in Liverpool City Centre to the north east. Public transport links are available at St Michaels Metro Station to the south and Brunswick Metro Station to the west, along with local bus services. Road links include the A5089 and A561, both to the west. Recreational pursuits are available at Sefton Park to the east and Festival Gardens to the south.

Tenure / Property Information

Investment Analysis

The supplied sold evidence is for leasehold flats/maisonettes on Ivanhoe Road, with prices from £184,000 to £238,000, but it does not establish the size, condition, lease terms or whether the sales relate to individual flats or comparable combined interests. Consequently, a reliable GDV for these two flats cannot be calculated. The auctioneer could not inspect the property, and key lease, occupancy, service-charge and ground-rent information remains outstanding.

Investment Snapshot

Strategy Recommendation

Do not bid on current evidence. Obtain inspection access, full lease and management information, occupancy details, rental evidence and all special-condition fees before considering either an income or resale strategy.

Works Required

No works allowance can be supported because the flats were not inspected. Before bidding, verify internal condition, layout, services, heating, parking, EPC position and any repair obligations through inspection and legal enquiries.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

BRRR cannot be assessed reliably. Refinance value, lease length, rent, service charges, condition and any refurbishment requirement are unavailable. The 75% GDV refinance calculation is therefore unsupported.

Buy-to-Let Analysis

BTL viability cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. The combined guide is £150,000, with a known £1,800 contract documentation fee, but leasehold charges, ground rent, occupancy and condition are unknown. Do not underwrite rental yield until both flats and their leases are verified.

Flip Analysis

A flip appraisal cannot be calculated because there is no reliable two-flat GDV, no inspection-based works budget and no supported selling-cost allowance. The sold comparables provide only broad local context and are not sufficiently specific for a resale valuation.

Investor Risks & Due Diligence

• The auctioneer was unable to inspect either flat, so condition and layout are unverified.

• Lease lengths, service charges, ground rents, review periods and ground-rent increases are outstanding.

• Occupancy status is unknown, creating uncertainty over possession and income.

• No sufficiently specific rental evidence or auctioneer rent estimate is supplied.

• Flat 7 EPC is listed as TBC; parking and heating information are also outstanding.

• The seller may charge additional completion fees under the special conditions.

Recommendation

Do not bid on current evidence. Obtain inspection access, full lease and management information, occupancy details, rental evidence and all special-condition fees before considering either an income or resale strategy.

Strategy Rating

Analysis Confidence

The property was not inspected and material inputs are missing, including lease length, service charge, ground rent, occupancy, condition, internal layout, rental evidence and potential additional seller fees.