x9 Glegside Road & Simonswood Lane, Kirkby, Liverpool

Description

An entire modern residential development comprising nine houses, offered for sale together as one portfolio. The development includes a mixture of detached and semi-detached homes arranged over three floors, with supplied plans showing three-bedroom accommodation, private gardens and off-road parking. One property also benefits from an adjoining garage. The vendor advises that there are outstanding building-control and planning-related matters associated with the development.

Accommodation

Nine houses arranged over three floors, with three-bedroom accommodation shown on the supplied plans, private gardens and off-road parking. One property benefits from an adjoining garage.

Location

The development occupies a convenient position in Northwood, Kirkby, within easy reach of Kirkby town centre, shops, supermarkets, gyms, cafés, healthcare facilities, Kirkby railway station, local bus services, Junction 6 of the M57, schools, community facilities and green spaces including Mill Dam Park.

Tenure / Property Information

Investment Analysis

No completed-sale comparables or formal valuation evidence is supplied, so GDV and a supported maximum bid cannot be established. The £800,000 guide equates to approximately £88,889 per property across nine houses. The stated fully occupied portfolio rent of £7,479.54 pcm implies an indicative gross yield of 11.22% on the guide price, but this is an auctioneer estimate rather than passing rent and should not be treated as a valuation. Outstanding building-control and planning-related matters materially increase uncertainty.

Investment Snapshot

Strategy Recommendation

Investigate as a portfolio BTL acquisition only, subject to full rent, title, planning, building-control and condition due diligence. Bid only against a verified all-in cost and confirmed income; do not rely on BRRR or flip assumptions.

Works Required

No physical defects or refurbishment requirements are evidenced. The principal identified work is resolving the outstanding building-control and planning-related matters, with scope and cost requiring professional investigation. Verify the condition, compliance and documentation for all nine houses.

Rental & Market Context

Potential BRRR Position

BRRR cannot be reliably underwritten because no supported GDV, refurbishment budget, finance costs or lender valuation evidence is supplied. The outstanding planning and building-control matters may also affect refinanceability. Do not rely on a 75% GDV refinance assumption until compliance and valuation are confirmed.

Buy-to-Let Analysis

Potentially attractive headline income: the stated fully occupied rent of £7,479.54 pcm produces £89,754.48 annually and an indicative 11.22% gross yield on the £800,000 guide. Eight of nine properties are occupied and one is vacant, but the rent figures are estimates/advertised evidence rather than confirmed passing rents. Net yield cannot be established because operating costs, compliance costs, finance, fees and any voids are not supplied.

Flip Analysis

A flip appraisal cannot be established because no completed-sale comparables, GDV, refurbishment costs, selling costs or evidence of vacant possession for the portfolio are supplied. The lot is an income-producing nine-house portfolio rather than an evidenced single-property resale opportunity.

Investor Risks & Due Diligence

• Outstanding building-control and planning-related matters may create additional cost, delay or legal/compliance risk.

• The £7,479.54 pcm portfolio income is an auctioneer estimate, not confirmed passing rent.

• One of nine properties is currently vacant, creating letting and void risk.

• The £950 pcm rental evidence is an advertised asking rent and not an achieved rent.

• No buyer, administration or other acquisition fees are supplied.

• No condition schedule or refurbishment budget is supplied for the nine houses.

• No completed-sale comparables or formal valuation evidence are supplied.

• The properties are offered together as one portfolio, limiting the ability to acquire or dispose of individual units separately.

Recommendation

Investigate as a portfolio BTL acquisition only, subject to full rent, title, planning, building-control and condition due diligence. Bid only against a verified all-in cost and confirmed income; do not rely on BRRR or flip assumptions.

Strategy Rating

Analysis Confidence

The portfolio size, occupancy, guide price and stated rent are supplied, but there are no sold comparables, formal GDV, refurbishment costs, fees, operating expenses, EPCs, council-tax data or detailed compliance information.