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  • Buy-to-Let

    BTL in Liverpool

    There are still good deals to be had   I was checking unsold lots in auctions last month and found a new build house in L7 which failed to meet its reserve price at auction . I bought it post auction at 4k below guide and am chuffed with purchase.  Have refurbed it in less than a week spent no more than £1500 in process.

    Purchase price £81 k  total cost after stamp fees etc £87k .  Same house 3 doors down sold 124k in feb .

    House i have is end of terrace  with development potentional to side.  Will rent £650pcm . Whats not to like ?

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    Can I ask if the auction was sutton kersh, or venmore?

    Will be looking to see which properties sell and putting myself in an advantageous position rather than bidding for something everyone else wants at that moment!

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    It was neither it popped up on auction house north west .

    If it was the other 2 you mentioned im sure it would have sold

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    Smith and Sons are also a good auction bet for the Merseyside area too.

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    Andrew McCausland

    Managing Director Hamilton Square Estates Ltd

    Proprietor Wirral Property Group

    Sourcing and renovating investment property since 1994

    We have a long and up-dating thread on this topic here:

    Location Spotlight: Liverpool

    Obviously, the most recent comments are the most relevant as this thread has been running for several years. Smile

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    In a new survey published this morning, Liverpool takes second place for high yields, with two postcodes in the top five, and five postcodes in the top 20. It has an approximate student population of 70,000, as well as three universities, which is thought to contribute highly to its strong yields.

    Postcode L7 takes second place and has average rental yields of 9.79 per cent. L1 also performs well, taking fifth place, with average yields of 9.33 per cent.

    Full/source article

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    First, Liverpool - my home city - does NOT have a student population of 70,000 but 55,000 (Liv Uni 25k, LJMU 22k and Liv Hope Univ at 8k makes 55k in total.)

    Second it is the ONLY UK city with FULL PRS licensing

    Third, the L6 and L7 areas are already awash with student lettings and (like all cities) there are parts of L6 and L7 that do not make good financial investments.

    Fourth, the market for professionals in this area is very weak and likely to remain so

    Fifth, other local issues need much greater consideration. Liverpool is a pilot area for Housing First and thus has great demand on 1 bed properties and Liverpool itself has around half of the national average 1 bed stock too - both are significant variables in choosing the right tenant market

    Perhaps the best market is the higher quality student lets that openly compete against the University owned properties and which are prohibitive in cost compared to other general renting markets across most of Liverpool and such a model will produce the 15%+ yields


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    Hi Liverpool London,


    Exciting times, it is good to hear that you are hoping to invest! Have you picked L6/L7 purely for the distance from the University and Hospital or because you think those areas will give you the return you are looking for as well? We think that these places can be good for returns. From our website 14% may be a bit of a stretch, but 10-12% is achievable in these areas.


    In terms of auctions we’d have to say that you should be wary with what you’re buying. This is because while the guide prices seem good, properties in auction can sell for more than what they are worth. So, you may end up losing money, compared to just buying one from an estate agent.


    We hope this helps you with what you’re looking for and if you have any questions please don’t hesitate to contact us.

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    We live in London and stayed investing in Liverpool a couple of years ago. We have gained a lot of knowledge and experience and have also learnt some painful lessons on the way (especially about buying at auction). I hope the below is helpful to you, LiverpoolLondon, and others.

    - get to know the area/s and the letting agents who serve them. For student lettings, Simon Topple is great and very helpful.

    - you need to learn which areas are good, which ate overpriced and which to avoid (eg L6 north of Molineux Rd is not great, a good area for students is Kensington Fields in L7 but that area had become overheated in the post two or three years so may not be that good a buy at current prices, bits  of L15 work for students and other bits don't - but are good for family lets).

    - read the legal pack carefully - and if you don't know what pixie wording means, gerry specialist legal advice or at lessy Google it!! We bought a house this year that comprised two leasehold flats but had no freehold!! This want mentioned anywhere in the docs but was obvious fron a quick Google.

    We had to spend a fair bit extra to buy a new freehold off of the Crown, and this also massively delayed refinancing off of the bridging loan as a normal lender wouldn't touch it!

    - it's very difficult to manage properties remotely even if you have an agent (for example sometimes you just have to be there in person to get things done)

    It's late and I will add more later.

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