Buying a cheap house in Liverpool / Merseyside - £130k or less

[topcat2026]

Later this year, I'm going to buy my first property, at the age of 50 and by myself. Liverpool has always appealed, and I go there now and then for days out as I live quite close (Manchester). But I can't afford a house in Manchester so have identified Liverpool as a place to buy something (a two bedroom terrace - I'm not interested in buying a leasehold flat). I would do my current job as hybrid, travelling to and from Manchester twice a week.

I haven't seen a mortgage broker yet, but I'm working on the assumption that as I have a shit private pension, a mortgage would be offered up to retirement age of 67, so 17 years. My deposit is £60k and I want to keep my repayment to less than £500 a month based on interest at 4.5%. I'm thinking of getting a lodger as I only earn £32k and want the mortgage paid off asap. Also thinking of wriggle room in case interest rates go up. So all in all the house would have to be £130k or less. After many hours rightmoving, the same areas come up - Anfield, Kensington, Bootle , Kirkdale- areas I've not been to but have read there's lots of crime and anti-social behaviours there.

I was hoping some folks could recommend good areas in the city or nearby, preferably with a train station? that have houses in my budget? I read here ages ago that you should try and avoid places in the city north of the city centre but I can't afford to buy in the nice bits!

Have you looked at Knowsley? Kirkby in particular. It has 2 train stations. 15 mins into the city centre by train. Has 2 motorways, 45 min drive to Manchester. Also a train that goes straight through to Manchester. Houses quite reasonable priced. Decent area.

I think you are going to struggle to find anything (that doesn't need significant work) at £130,000 in a really nice area.
https://www.rightmove.co.uk/properties/171201326?utm_campaign=property-details&utm_content=buying&utm_medium=sharing&utm_source=copytoclipboard#/&channel=RES_BUY
This one is in Seaforth close to Waterloo in a better area but does need some work. Areas of Seaforth/Litherland are nicer than Bootle north of the city within Sefton.
If you are getting a lodger are you able to stretch the budget?

I don’t think £130,000 is realistic for a decent area. I’ve looked at all the houses in that price range and none are in any areas that you would really recommend. In Liverpool there are lots of lovely areas but you definitely pay for the area (which can really change street to street) not the property. There are flats at that price in Southport and houses in Ormskirk. You would also get a better area for your money on the Wirral or parts of Widnes.

Thanks, I’ll take a look into the areas suggested. I don’t mind if the area is a bit rough, just not too much. I’d like to buy here in my average part of Manchester but two bed terrace houses - often with no hallways and gardens - start from £210k, which is out of my price range.

The house would have to be ready to move into as I couldn’t afford any renovation. I think I need to consider being out of Liverpool.

@GandTtwice I believe you have to evidence your income to lenders so I don’t think a hypothetical lodger would be helpful for them (just my assumption)?

A broker is likely to be able to find you a longer term mortgage despite the actual content of your pension. We went with accord as husband was over 50 and they would extend the term despite having basically no pension.

Have you considered Wirral @topcat2026?

I've offered a few suggestions below, with the areas. I've included Seaforth as a Liverpool option.

Seaforth https://www.rightmove.co.uk/properties/172938854#/?channel=RES_BUY

https://www.rightmove.co.uk/properties/172823378#/?channel=RES_BUY

https://www.rightmove.co.uk/properties/172867229#/?channel=RES_BUY

Tranmere https://www.rightmove.co.uk/properties/87634476#/?channel=RES_BUY

https://www.rightmove.co.uk/properties/167430782#/?channel=RES_BUY

https://www.rightmove.co.uk/properties/169711052#/?channel=RES_BUY

Woodchurch https://www.rightmove.co.uk/properties/172460078#/?channel=RES_BUY

Wallasey
https://www.rightmove.co.uk/properties/172373441#/?channel=RES_BUY

Rock Ferry
https://www.rightmove.co.uk/properties/172612070#/?channel=RES_BUY

casting your net a bit wider to suit your budget, I would have a look at Warrington.

Wavertree is good especially near the Asda it's got more restaurants popping up good public transport and a big sports centre although the house prices there might be going up.

Have a look at retirement mortgages @topcat2026
They can take into account your state pension forecast, your current pay and your albeit 'shit' private pension. They are interest only but you can overpay if you want to reduce the amount owed. They get paid off when you sell or die.
Not for everybody but you might want a nicer place in a nicer area and have a mortgage on the property.
50 is minimum age and you don't have to be retired.
Just something to think about.

As someone who's currently searching I'll dispel some myths for you:

L15, Wavertree won't work unless you're around Bligh St and Lawrence Rd. You don't want to be there, it's dirty, full of rodents and students (you pick which one is worse). It's also being filled with dirty, low income buyers whose kids run around unbothered outside. It's different two streets up and down but for £130k that's what you get in Wavertree.

Most of what's currently advertised in L8, L15, L13, L19 and L12, L21 will sell above asking price. Just yesterday I was outbid on a 150k property by 20k (+15% asking price). A two bed with a corridor room (one room being unable to fit a wardrobe and bed) sold for circa 160k in L8. Anything you view there, imagine another 10k on top.

L21 where someone linked a property above is where I live now. Properties on that street sell for 160k+. The reason this one didn't is due to the horrendous mould.

Unfortunately you will not find a ready to move in anything near Liverpool for 130k with outdoor space. Even Wirral as quoted above would've sold above that asking price. Set your filter to £120k and when you find something that suits in condition and location put an offer of 130k

Just be careful about stuffing that square peg into a round hole...if property ownership is towards the risky end of the spectrum, maybe consider how your can rent better.
Of course it could work out wonderfully. But being compelled to sell up in 5 -10 years, in the future. could constitute a loss for you.
How attached do you truly feel to location where you will buy. For example, with family connections that connection can be deep. But without that, you might not give a monkeys after a few years.
No doubt your going up think hard about this. 👍

I think,you should up your mortgage to 3 x your yearly salary of 32k so that you can afford something nicer. Most people have to stretch themselves when they 1st buy and you will also get a lodger which will help enormously.

I would buy something a bit nicer OP using the Heylo ‘your move’ scheme- it’s essentially shared ownership , but on the open market - this is for several reasons - with this scheme you need to put down 25% of property in cash ( no mortgage) which you could do - property needs to be freehold and in good order - the age thing isn’t an issue - you can do the scheme even if retired— you also share in any uplift when you sell relative to your percentage - your rent bit will be lower than a mortgage over a short term - and if you were ever out of work and had below 16,000 in savings you would get most if not all of it paid- however it means you get the security!! Personally I would look around the £180k market in a better area and put down £45 k - leaving you money for legal and any bits and bobs.

There are a few 2 bed terraces on the market in L8, for around 130/140k. It's not a posh area but it's OK, I lived there until recently and have friends there. Good transport, big Tesco, close to the river, Princes Park and Sefton park are close by. I think the leaseholds are the council with low ground rent, worth double checking but don't be put off by that.

Kenny is a student area and best avoided.

Nice area on the Wirral. Walk to station 10-15 mins then 25 mins to Liverpool lime street.

www.rightmove.co.uk/properties/88318332?utm_campaign=property-details&utm_content=buying&utm_medium=sharing&utm_source=copytoclipboard#/&channel=RES_BUY

2 bedroom terraced house for sale in Thames Road, Sutton Leach, WA9 https://share.google/ec8qwm054Z19bKFZ9

Look at St Helens. Halfway between Liverpool and Manchester. Trains to Manchester from Lea Green. Easy transport links to everywhere, nice green spaces and good retail parks for shopping. The town centre is awful but its getting done up.
I've lived here 25 years and found the people kind and warm. Never been the victim of any crime. Housing is very cheap.

https://www.rightmove.co.uk/properties/88613304?utm_campaign=property-details&utm_content=buying&utm_medium=sharing&utm_source=copytoclipboard#/&channel=RES_BUY
St Helens - £90k. Lovely little house. Cambridge Road is a great little high street.
You'd have to drive to the train station though.

Second St Helens area.

Push your budget in St Helens and you can get a drive and be close to a train station.

https://www.rightmove.co.uk/properties/172685879

someone mentioned Lawrence Road - I lived there 30 years ago, just no.

I live in whitman st L15. DO NOT BUY HERE. the area has degenerated over the last 6 years due to the influx of a certain community of people. They sit in groups outside their houses drinking and intimidating anyone who passes by. My next door neighbour has lived here all her life and I now too scared to go to the shops on her own. Life here has become hellish because of one group. A man opposite me was going to the shop to buy dog food and was abused and spat on and when the police were called they arrested him because they couldn't be bothered to find the culprits . Two tier policing in this area. Seen it with my own eyes. It used to be a lovely area. If you complain to the mp paula barker. (Whose office isn't even in her constituency) it just gets passed to the association team. She will not come to the area as she does not want to address the problem . Which leaves her constituents isolated and we cannot get any real help from anywhere. So in reflection do not buy in L15 as people from abroad will make your life hell and no one will help.

You're looking for cheap, reasonably nice area and needing no work.
I think you need to focus on the commute to Manchester and figure out what you can afford within that.
I'd not be looking at Liverpool itself as much as i love it.

What distance would you be willing to commute?

Are you looking at Liverpool because you think it is cheaper?

Are you planning to live there til you leave “feet first “ or are you planning to sell on when you retire.

A very dear colleague of mine had fixed ideas what she wanted from a property and she thought she was going to have move out etc etc.

She had a nice deposit like you and she went st looked at a small studio/one bedroom flat (the upstairs of a two up/two down) and she could actually afford to buy it outright - no mortgage - it meant starting again - woohoo - the service charge is a few pounds a week, she said it was £35 a week now, but there is a slush fund for the roof.

She told my children, that she was so pleased that she bought within her means, in an area she loves and wanted to stay in deep down, she can afford to meet friends for coffee, meals out, two holidays in one year - a year - not a decade!

What I’m trying to convey, don’t rule anything out, because you at 50 could find a nice place for £50,000 to £60,000 in Manchester if you look hard enough, yes it will probably be leasehold, but if the only expenses are food, utilities and council tax, the service charge which includes insurances isn’t to bad and if you can save £10,000 Pa, you will find that illusive freehold in a few years

Thanks for the further replies. I'm still looking and still saving at least £500 a month for my deposit - no rush to buy as I can't see house prices going up significantly for a while, if at all (although maybe Burnham will indirectly improve things with the reduction of stamp duty?). But then the longer I wait the shorter the mortgage period I'll be offered and as well know, interest rates have gone up since I started the thread in early spring...so it's swings and roundabouts.

@TessSaysYes I don't know how I could rent better as I can't afford to live alone and don't have any friends I could rent with or a partner.

I was looking at Liverpool because it's cheaper than in Manchester - much cheaper. I don't really like Liverpool a huge amount, but it has stuff going for it; nightlife, amenities, travel links. The commute - even twice a week - is off-putting and the general consensus here is that I probably won't get anything within my budget, but it's back to the old thing of where to buy somewhere close to Manchester within my budget that I can afford and I don't have many options. I'd prefer not to commute more than 30 miles each way. Thanks for the suggestion of St Helen's - I've never been there and you do get more for your money. It's closer to Manchester than Liverpool, so commute costs would be lower. Maybe Wigan.

@Fridgemanageress Being mortgage-free with just £60k to buy something isn't an attractive prospect because flats in Manchester tend to go for more (the least I would go for is a one-bedder, never a studio). There's more one bed flats at that price point in Liverpool, and many more in St Helens and Wigan. But the future for flats doesn't appear to be a great one. I know you take risks buying anything, but buying a flat and potentially being trapped there for years, or having to sell at a loss would be disastrous. I can comfortably save £8k - £10k a year now, sharing (as grim as it sometimes is). Whatever I buy I would like the option to sell on at at least the price of I bought it for and I think it's better to stretch to a freehold house as there's less risk involved, from what friends have said. Also I want an extra room for the lodger.