127 Cwmgarw Road, Upper Brynamman, Ammanford, Carmarthenshire, SA18 1DB

Description

A perfect project property perched on generous overall plot, this is ready and waiting for the right person to sink their teeth into this house to create a loved home.

Accommodation

Entrance Hallway; Lounge - 3.68 x 3.81m; Kitchen/Dining Area - 2.22 x 3.79m; Conservatory - 3.74 x 2.75m; Pantry/Utility - 6.56 x 1.77m; Shower Room - 2.14 x 1.69m; Bedroom One - 2.86 x 3.79m; Bedroom Two - 2.25 x 3.81m

Location

Situated in Brynamman, within walking distance of local amenities, with local countryside walks and the nearby Brecon Beacons National Park, while remaining within easy reach of Ammanford and wider transport links.

Tenure / Property Information

Investment Analysis

The strongest evidence is the same property, 127 Cwmgarw Road, sold for £69,000 on 23 January 2026. A nearby semi-detached sale at 184 Cwmgarw Road reached £168,000, but the evidence does not provide condition, accommodation or specification details sufficient for a reliable direct comparison. The £10,000 guide is not evidence of market value. Base GDV is therefore anchored cautiously to the £69,000 same-address sale, with the £168,000 sale treated only as an unverified upper reference.

Investment Snapshot

Strategy Recommendation

Do not bid solely on the £10,000 guide. Treat this as a potential improvement project only after inspection, legal-pack review and a fully costed works schedule; otherwise the evidence does not support BTL, BRRR or flip underwriting.

Works Required

The description supports that the property requires improvement, but identifies no specific defects or scope. Obtain a full inspection, contractor specification and cost plan before bidding. EPC D and the stated accommodation are the only condition-related evidence supplied.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £10,000 guide plus the known £3,600 administration charge, the identifiable acquisition outlay is £13,600 before refurbishment, other fees, finance and taxes. A 75% refinance against the £69,000 base GDV would be £51,750, but net cash left in cannot be calculated because works and total project costs are unknown. The refinance figure is an estimate, not a valuation.

Buy-to-Let Analysis

BTL analysis cannot be completed because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. Gross yield, annual rent and affordability after works are therefore unsupported.

Flip Analysis

A same-address completed sale at £69,000 provides a cautious base resale reference. However, refurbishment costs, selling costs, legal-pack disbursements and the property’s current condition are unknown, so a reliable flip surplus or maximum bid cannot be established. The £168,000 nearby semi-detached sale is not sufficiently detailed to use as a firm GDV.

Investor Risks & Due Diligence

• Refurbishment scope and cost are unknown despite the property being described as for improvement.

• No sufficiently specific rental evidence is available, preventing reliable BTL yield analysis.

• Additional auction fees, disbursements and seller-cost reimbursements may apply but are not quantified.

• The £69,000 same-address sale may reflect a different condition or transaction context; this is not evidenced.

• The higher £168,000 nearby semi-detached sale lacks sufficient specification and condition detail for dependable valuation use.

• No inspection, parking, heating or detailed legal-pack information is supplied.

Recommendation

Do not bid solely on the £10,000 guide. Treat this as a potential improvement project only after inspection, legal-pack review and a fully costed works schedule; otherwise the evidence does not support BTL, BRRR or flip underwriting.

Strategy Rating

Analysis Confidence

There is a recent same-address completed sale and a stated administration charge, but no condition survey, refurbishment budget, rental evidence, buyer premium, full fee schedule or legal-pack details.