Queensland Place, Edge Hill, Liverpool, Merseyside

Description

The property comprises a one bedroom student accommodation pod situated within a purpose built block arranged over ground and four upper floors.

Accommodation

Bedroom; Communal Reception Room; Communal Kitchen; Communal 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

Tenure	Leasehold
Lease	The property is held on a 250 year lease from 1st January 2016, with approximately 239 years unexpired.

Investment Analysis

The supplied completed sales are at the same named development but date from December 2016 to May 2017 and have inconsistent classifications. The £49,950, £54,950 and £59,950 sales provide a limited indicative range for the pod, while the £244,750 sale appears anomalous and is not relied upon. A current valuation, service-charge position, lease obligations and exact unit comparability are unconfirmed.

Investment Snapshot

Guide Price	£5,000+
HB Estimated GDV	£54,950

Strategy Recommendation

Do not bid on the supplied evidence alone. Proceed only after confirming the exact unit, current market value, rental demand, service charge, ground rent, lease restrictions and all Special Conditions costs.

Works Required

No physical defects or refurbishment requirements are evidenced. Allow only for inspection and verification of the pod, communal areas, lease, service-charge position and legal-pack requirements; no refurbishment allowance can be supported from the supplied evidence.

Rental & Market Context

No sufficiently specific external rental comparable identified.

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Queensland Place, 2, Chatham Place, Liverpool, Liverpool, L7 3hd 2017-05-09 · Other · Leasehold	£54,950
Queensland Place, 2, Chatham Place, Liverpool, Liverpool, L7 3hd 2017-02-03 · Flat/Maisonette · Leasehold	£244,750
Queensland Place, 2, Chatham Place, Liverpool, Liverpool, L7 3hd 2017-01-26 · Other · Leasehold	£59,950
Queensland Place, Chatham Place, Liverpool, Liverpool, L7 3hd 2016-12-01 · Flat/Maisonette · Leasehold	£49,950

Potential BRRR Position

Base GDV	£54,950
75% Refinance	£41,213

Using the limited historical same-development evidence, the indicative base GDV is £54,950 and 75% of this is £41,212.50. Total acquisition and refurbishment cost cannot be calculated because refurbishment, legal-pack charges and other purchase costs are unsupported. Refinancing viability therefore remains unproven.

Buy-to-Let Analysis

BTL viability cannot be established because no sufficiently specific rental comparable, auctioneer rent estimate, service charge, ground rent or operating-cost information is supplied. The £3,800 administration charge is known, but other legal-pack charges may also apply.

Flip Analysis

A flip assessment cannot be reliably quantified. The historical indicative GDV range is £49,950–£59,950, but refurbishment cost, total acquisition cost, resale costs and current market value are not supported. The £3,800 administration charge alone is payable in addition to the guide price.

Investor Risks & Due Diligence

• Historical comparable sales may not represent the exact pod or current market value.

• No achieved or advertised rent is supplied, so rental income and yield cannot be established.

• The £3,800 administration charge is payable and additional Special Conditions charges may apply.

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

• The condition of the private pod and communal facilities is not evidenced.

• The £244,750 comparable is materially inconsistent with the other supplied sales and may not be comparable.

Recommendation

Do not bid on the supplied evidence alone. Proceed only after confirming the exact unit, current market value, rental demand, service charge, ground rent, lease restrictions and all Special Conditions costs.

Strategy Rating

HB Rating

★☆☆☆☆

Analysis Confidence

Confidence

Low-Medium

There are several same-development completed sales, but they are historical, inconsistently classified and do not establish current value for the exact pod. Rental, condition, service-charge, ground-rent and full purchase-cost evidence is absent.