# 3 bedroom detached house for sale (L31 8DE) ## Property Details | Key | Value | |-----|-------| | Address | 10 WEST MEADE, LIVERPOOL, MERSEYSIDE L31 8DE | | Price | £255,000 | | Bedrooms | 3 | | Bathrooms | 1 | | Council tax | E | | Last sold | £240,000 Feb 2023 | ## EPC Rating & Upgrade Cost - **Current rating:** F - **Potential rating:** B - **Expiry date:** 22/03/2032 - **Current heating cost:** £1,461/year - **Est. upgrade cost to C:** £20,665 ### Recommendations - A3 (£1,500 - £2,700) - B (£500 - £1,500) - W2 (£4,000 - £6,000) - E (£65) - G (£350 - £450) - I (£2,200 - £3,000) - N (£4,000 - £6,000) - U (£3,500 - £5,500) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9132-4727-1100-0217-4226) ## Description An extended 'Cotswold' style detached house offered for sale without the potential complication of an ongoing chain. The accommodation includes gas central heating, double glazing and briefly comprises entrance hall, cloakroom, living room with feature fireplace, family room opening to dining room with french doors to the rear garden, kitchen with fitted units including oven and hob. To the first floor there are three bedrooms all with fitted or recess wardrobes and a bathroom with white suite including electric shower over the bath.  Front garden, driveway leading to covered car port and a lawned rear garden that is not overlooked with a paved patio area. ## Property Photos - ![Photo 1](/listings/photos/121115168/227786) - Photo 1 - ![Photo 2](/listings/photos/121115168/227787) - Photo 2 - ![Photo 16](/listings/photos/121115168/227788) - Photo 16 - ![Photo 5](/listings/photos/121115168/227789) - Photo 5 - ![Photo 8](/listings/photos/121115168/227790) - Photo 8 - ![Photo 17](/listings/photos/121115168/227791) - Photo 17 - ![Photo 11](/listings/photos/121115168/227792) - Photo 11 - ![Photo 3](/listings/photos/121115168/227793) - Photo 3 - ![Photo 12](/listings/photos/121115168/227794) - Photo 12 - ![Photo 13](/listings/photos/121115168/227795) - Photo 13 - ![Photo 9](/listings/photos/121115168/227796) - Photo 9 - ![Photo 4](/listings/photos/121115168/227797) - Photo 4 - ![Photo 6](/listings/photos/121115168/227798) - Photo 6 - ![Photo 7](/listings/photos/121115168/227799) - Photo 7 - ![Photo 10](/listings/photos/121115168/227800) - Photo 10 - ![Photo 14](/listings/photos/121115168/227801) - Photo 14 - ![Photo 15](/listings/photos/121115168/227802) - Photo 15 ## Floorplans - ![West Meade](/listings/photos/121115168/227803) - West Meade ## EPC Graphs - ![EPC Link](/listings/photos/121115168/227804) - EPC Link - ![EPC Graph](/listings/photos/121115168/227805) - EPC Graph ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 10 WEST MEADE, LIVERPOOL, SEFTON, MERSEYSIDE, L31 8DE | £240,000 | 03/02/2023 | Detached | ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | 76 THE ROUND MEADE, LIVERPOOL, SEFTON, MERSEYSIDE, L31 8DZ | £290,000 | 21/08/2025 | Detached | | 46 THE ROUND MEADE, LIVERPOOL, SEFTON, MERSEYSIDE, L31 8DZ | £264,000 | 06/04/2023 | Detached | | 3 MEADOW BANK, LIVERPOOL, SEFTON, MERSEYSIDE, L31 8DJ | £249,000 | 09/12/2022 | Detached | | 197 GREEN LANE, MAGHULL, LIVERPOOL, SEFTON, MERSEYSIDE, L31 8BD | £435,000 | 02/12/2022 | Detached | | 11 GREEN LINK, LIVERPOOL, SEFTON, MERSEYSIDE, L31 8DW | £300,000 | 02/12/2022 | Detached | | 38 THE ROUND MEADE, LIVERPOOL, SEFTON, MERSEYSIDE, L31 8DZ | £370,000 | 01/07/2022 | Detached | | 51 THE ROUND MEADE, LIVERPOOL, SEFTON, MERSEYSIDE, L31 8DY | £309,000 | 24/05/2022 | Detached | | [Same street] 64 WEST MEADE, LIVERPOOL, SEFTON, MERSEYSIDE, L31 8DE | £255,000 | 13/05/2022 | Semi-detached | | 12 MILTON WAY, LIVERPOOL, SEFTON, MERSEYSIDE, L31 8EY | £380,000 | 04/04/2022 | Detached | | 3 GREEN LINK, LIVERPOOL, SEFTON, MERSEYSIDE, L31 8DW | £310,000 | 10/01/2022 | Detached | | [Same street] 16 WEST MEADE, LIVERPOOL, SEFTON, MERSEYSIDE, L31 8DE | £295,000 | 09/12/2021 | Detached | | 605 GREEN LANE, MAGHULL, LIVERPOOL, SEFTON, MERSEYSIDE, L31 2JB | £290,000 | 13/08/2021 | Detached | | 2 THE THORNS, LIVERPOOL, SEFTON, MERSEYSIDE, L31 8DQ | £225,000 | 05/08/2021 | Detached | | [Same street] 52 WEST MEADE, LIVERPOOL, SEFTON, MERSEYSIDE, L31 8DE | £167,000 | 29/06/2021 | Semi-detached | | 3 SWALEGATE, LIVERPOOL, SEFTON, MERSEYSIDE, L31 8DL | £281,650 | 24/06/2021 | Detached | **Street average:** £239,000 (3 sales) **Area average:** £308,638 (12 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £375,950 (37 Detached, L31, 2024–2026) - **Deviation:** -32.2% ## Rental Range *ONS Price Index of Private Rents (Sefton). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £832/mo - **Realistic:** £924/mo - **Optimistic:** £1,016/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Greater Liverpool (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £648/mo ## Rental Comparables *Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.* | Title | Rent | Beds | Distance | As seen on | |------|------|------|------|------| | 3 Bed Detached House, The Roundmeade, L31 | £2,750/mo | 3 | 0.13 miles | OpenRent | | 3 Bed Semi-Detached House, Greenville Drive, L31 | £1,495/mo | 3 | 0.34 miles | OpenRent | | 3 Bed Semi-Detached House, Wynnstay Avenue, L31 | £1,300/mo | 3 | 0.47 miles | OpenRent | **Average rent: £1,848/mo (3 listings)** ## 1% Rule - **Rent ratio:** 0.59% (weak for cashflow) - **Max investor price (0.8%):** £186,875 - **Target investor price (1%):** £149,500 *Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.* ## Rent-driven metrics *Based on OpenRent comparables (median £1,495/mo).* - **Gross yield:** 7% - **Cost-to-rent:** 14.2× - **Monthly cashflow:** £316/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 5.1% *Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).* ## Price per Square Metre - **£/m²:** £2,383/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 14.8% - **10y growth:** 50.4% ## House Price Index (HM Land Registry) *Official index for Sefton; Detached series; as of March 2026.* - **1y growth (index):** 3.9% - **5y growth (index):** 25.3% - **10y growth (index):** 57% ## Flood risk - **Zone:** 1 - **Risk:** Low - **Source:** Job (default Low) [Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)