This is a large 5-bedroom, three-storey mid-terrace asset with strong space-to-price potential in a well-established Liverpool residential location. The property already benefits from double glazing and central heating, which reduces baseline capex compared to stock needing full mechanical upgrades.

The opportunity here is value uplift via a refurbishment programme, followed by one of three exits:

1. Resale (flip) after uplift

2. Long-term rental hold (BTL/HMO-style footprint)

3. Serviced accommodation (Airbnb-style) — subject to local rules/permissions

Indicative rental performance is estimated at ~£14,400 per annum (approx. £1,200 pcm), assuming post-refurb condition and market-appropriate specification.

Tenure: Freehold

Location & Demand Notes

Located just off Picton Road, in a consistently traded residential area with strong tenant demand driven by:

• nearby amenities

• Picton Sports Centre

• schools

• reliable transport links

The property sits around 3 miles from Liverpool City Centre, making it viable for both commuter-driven rentals and wider tenant demand.

Layout Summary (Practical Use)

Ground Floor
Vestibule, hallway, two reception rooms (front living + rear dining), kitchen/diner.

First Floor
3 bedrooms (one with dressing room) + bathroom/WC.

Second Floor
2 attic rooms (use-case dependent — confirm compliance/usage on inspection).

Key Checks Before Proceeding

• Refurb scope + cost verification (finishes, electrics, heating, roof condition, damp)

• Room sizes + compliance (if considering multi-let/HMO strategy)

• Exit strategy fit (flip vs rental vs serviced accommodation)

• SA feasibility (planning/licensing rules + local restrictions)

EPC: TBC
Council Tax Band: B

Below is a decision-grade auction analysis using your inputs and a structured “deal stack-up” view across:

This reads perfectly on phones because it’s basically one row per line.

• GDV scenarios: £235k / £250k / £260k

• Max bid scenarios: £130k / £145k / £160k

• Refurb stress tests: £35k / £40k / £45k

• Bridge lengths: 6 / 9 / 12 months

• Strategies: Flip / BTL / BRRR

• Target minimum flip profit: £35,000

✅ FULL MATRIX — Net Flip Profit (£)

Target minimum profit: £35,000

Assumptions (kept consistent)

• Auction/admin fee: £4,000

• Solicitor: £3,000

• Refurb: £35k / £40k / £45k

• Bridging: 75% LTV, 1.2%/month

• Holding: £300/month

• Sales costs: Estate agent 2% + £1,500 legals

• SDLT: not included (see SDLT note at end)

GDV Scenario A — £235,000

✅ Max Bid £130,000

✅ Bid £130k works well at GDV £235k — but 12 months fails if refurb hits £40k+

⚠️ Max Bid £145,000

❌ Bid £145k fails the £35k profit rule at GDV £235k — across all scenarios

❌ Max Bid £160,000

❌ Bid £160k is not workable at GDV £235k

✅ Verdict @ GDV £235k:
Max bid = £130k (and keep refurb closer to £35k–£40k + aim for ≤9 months)

GDV Scenario B — £250,000

✅ Max Bid £130,000

✅ Strong deal at £130k across all timelines/refurb levels

✅ Max Bid £145,000

✅ £145k works, but becomes sensitive if:

• refurb creeps above £40k, or

• bridge runs to 12 months

❌ Max Bid £160,000

❌ £160k fails at GDV £250k, even best-case

✅ Verdict @ GDV £250k:
Max bid = £145k (safe), £130k is strong

GDV Scenario C — £260,000

✅ Max Bid £130,000

✅ Strong across all variables

✅ Max Bid £145,000

✅ £145k is robust even with cost creep + longer bridge

⚠️ Max Bid £160,000

⚠️ £160k only works if ALL 3 are true:
✅ GDV £260k
✅ refurb £35k
✅ bridge ≤ 9 months

✅ Verdict @ GDV £260k:
Max bid = £160k (only tight conditions)
Otherwise treat £145k as the practical cap

🔥 “Quick Read” — UncommonDeal Bid Ladder (Subscriber Summary)

✅ If you want £35k+ minimum flip profit with margin safety:

Conservative (downside protected)

• Max bid £130k (works even at GDV £235k)

Realistic (most likely)

• Max bid £145k (works at GDV £250k / £260k)

Aggressive (thin margins, execution risk)

• Max bid £160k (only makes sense at GDV £260k with low refurb + fast timeline)

BTL & BRRR Snapshots (to link to the matrices)

BTL (quick yields)

Rent = £1,200 pcm (£14,400 p.a.)

• £130k → 11.1% gross

• £145k → 9.9% gross

• £160k → 9.0% gross

✅ BTL is viable on entry yield — but refurb + mortgage stress tests matter.

BRRR (capital recycling check)

Refinance at 75% LTV of GDV:

• GDV £235k → £176,250

• GDV £250k → £187,500

• GDV £260k → £195,000

✅ Most BRRR-friendly combinations here are £130k–£145k bids with GDV £250k+.

SDLT Note (Important for accuracy)

This model does not include SDLT.
If you’re buying via SPV / already own property, SDLT could be significant and will reduce profit.

✅ UncommonDeal Gated Report — Auction Deal Analysis

Property: 19 Rathbone Road, Wavertree, Liverpool, L15 4HG
Auction date: 12/02/2026
Source: Sutton Kersh Auction (Lot 322856)

1) Market Context & Value Anchors (Your data)

• Last sale in L15 4HG: £251,000 (25 Sept 2025)

• Average change since then: +1.2%

• Current avg postcode value: ~£188,478

• 10-year growth: +61.9%

• Similar property average in last 12 months: ~£250,000

• Expected rent (comparable): £1,200 pcm (~£14,400 p.a.)

Your GDV model range: £235k / £250k / £260k

✅ That range is reasonable if refurb standard matches local buyer expectations (and attic rooms are acceptable/usable).

2) Key Assumptions Used in the Model (transparent)

Purchase & Fixed Costs

• Auction/admin fee: £4,000

• Solicitor: £3,000

• Stamp Duty: assumed £0 (purchase < £250k, but see SDLT note below)

Finance (Bridging)

• Loan: 75% of purchase price

• Rate assumption: 1.2% per month (typical bridge headline)

• Term stress-test: 6 / 9 / 12 months

Holding Costs (conservative)

• £300/month allowance (utilities, council tax, insurance, basic overhead)

Sale Costs (flip exit)

• Estate agent: 2% of sale price

• Sales legals + misc: £1,500

Important note on SDLT: If this is not your only property / bought via company / higher rate applies, SDLT changes materially. Your provided inputs didn’t specify this, so I kept it neutral at £0 for modelling clarity.

3) FLIP Strategy — Profit Stack-Up (Core Output)

✅ Summary: “Does it clear £35k profit?”

Below are the best-case refurb (£35k) profits at each GDV, bid, and bridge term.

GDV = £235,000 (lower exit case)

Refurb £35k

• Bid £130k:

  • 6m: £47,980 ✅

  • 9m: £43,570 ✅

  • 12m: £39,160 ✅ (still clears £35k)

• Bid £145k:

  • 6m: £31,435 ❌

  • 9m: £27,520 ❌

  • 12m: £23,605 ❌

• Bid £160k:

  • 6m: £14,890 ❌

  • 9m: £11,470 ❌

  • 12m: £8,050 ❌

✅ At GDV £235k, your maximum bid (for £35k profit target) is basically £130k.

GDV = £250,000 (mid/base case)

Refurb £35k

• Bid £130k:

  • 6m: £62,680 ✅

  • 9m: £58,270 ✅

  • 12m: £53,860 ✅

• Bid £145k:

  • 6m: £46,135 ✅

  • 9m: £42,220 ✅

  • 12m: £38,305 ✅

• Bid £160k:

  • 6m: £29,590 ❌ (just under target)

  • 9m: £26,170 ❌

  • 12m: £22,750 ❌

✅ At GDV £250k, max bid is £145k (safe). £160k fails the £35k rule unless time/refurb improves.

GDV = £260,000 (bull case)

Refurb £35k

• Bid £130k:

  • 6m: £72,480 ✅

  • 9m: £68,070 ✅

  • 12m: £63,660 ✅

• Bid £145k:

  • 6m: £55,935 ✅

  • 9m: £52,020 ✅

  • 12m: £48,105 ✅

• Bid £160k:

  • 6m: £39,390 ✅

  • 9m: £35,970 ✅ (barely passes)

  • 12m: £32,550 ❌

✅ At GDV £260k, £160k is only acceptable if you’re out in ≤9 months and refurb stays ~£35k.

4) Refurb Stress-Test (Reality Check)

You asked: £35k base, stress to £40k and £45k.

What happens when refurb increases?

Every extra £5,000 refurb reduces profit by £5,000 (direct hit).

So if a scenario is sitting at £38k profit, it will fail at £45k refurb.

“Thin edge” scenarios to watch:

• GDV £250k, Bid £145k, 12 months → £38,305

  • Refurb £40k → £33,305 ❌

  • Refurb £45k → £28,305 ❌
    ✅ Meaning: if you bid £145k and the project drags to 12 months, refurb must stay tight.

• GDV £260k, Bid £160k, 9 months → £35,970

  • Refurb £40k → £30,970 ❌
    ✅ That’s a “knife-edge” deal.

✅ 5) Maximum Bid Rules (Based on £35k minimum flip profit)

This is the UncommonDeal “Max Bid” summary given your profit target:

If GDV is £235k

✅ Max Bid = £130k
(£145k and £160k fail)

If GDV is £250k

✅ Max Bid = £145k
(£160k fails)

If GDV is £260k

✅ Max Bid = £160k (only if ≤9 months and refurb ~£35k)
Otherwise: treat £145k as safe ceiling

6) BTL Analysis (Hold Strategy Snapshot)

Rent: £1,200 pcm = £14,400 p.a.

Gross Yield (quick view)

• At £130k purchase: 14,400 / 130,000 = 11.1% gross

• At £145k purchase: 9.9% gross

• At £160k purchase: 9.0% gross

But this is before costs, voids, compliance, maintenance, finance, etc.

✅ As a pure BTL, the purchase price makes it yield-friendly, but the big question is:
Can you refinance out sensibly after refurb? (BRRR section)

7) BRRR Analysis (Recycle Capital Test)

To BRRR successfully, you usually need:

• Strong end value (GDV)

• Refurb controlled

• Refi value supports loan enough to recover capital

Indicative refinance at 75% LTV of GDV:

• GDV £235k → 75% = £176,250

• GDV £250k → 75% = £187,500

• GDV £260k → 75% = £195,000

Compare this to your likely total cash in:

• Deposit (25% of bid) + fees + refurb + interest + holding

Rule: BRRR becomes attractive at £130k–£145k purchase with GDV £250k+
At £160k, BRRR is possible, but capital recovery becomes tighter.

8) UncommonDeal Verdict (Pass / Caution / Fail)

✅ PASS (strong stack-up)

• Bid £130k with any GDV 235k–260k, even at 12 months

• Bid £145k if GDV is £250k+, and refurb stays ≤£40k, timeline controlled

⚠️ CAUTION (thin but workable)

• Bid £160k only if:

  • GDV is £260k

  • Bridge ≤ 9 months

  • Refurb stays at £35k

  • No surprises (roof/damp/structure)

❌ FAIL (doesn’t meet £35k flip rule)

• Bid £145k if GDV ends up £235k

• Bid £160k under GDV £250k

• Any £160k case with 12-month bridge + cost creep

9) The Power Move (Auction strategy)

If you want a clean decision line going into the auction:

✅ Your bidding ceiling should be:

• £130k if you’re modelling GDV £235k

• £145k if you’re comfortable GDV £250k

• £160k only if you’re truly confident GDV £260k AND you can finish/sell/refi in ≤9 months