127, Graig Road, Swansea, West Glamorgan

Description

Two bedroom mid terrace property in need of full refurbishment throughout. Internally the property comprises an entrance hallway, lounge and kitchen to the ground floor. To the first floor there are two bedrooms and a bathroom. Externally the property benefits from a front courtyard and elevated rear garden. Cash buyers only. The auctioneer believes there to be Japanese knotweed in the adjoining neighbour's property, although this has not been confirmed by an expert.

Accommodation

Entrance hallway, lounge and kitchen to the ground floor; two bedrooms and a bathroom to the first floor.

Location

Located in the heart of Morriston, the property is conveniently positioned for access to a range of local amenities, shops, schools and transport links, while Swansea city centre and the wider surrounding areas are also within easy reach. Close to the M4 corridor.

Tenure / Property Information

Investment Analysis

Completed sales on Graig Road range from £62,000 to £141,000. Four sales form a relatively consistent £62,000–£72,500 cluster, while 113 Graig Road at £141,000 is a significant outlier with no specification or condition details supplied. A cautious evidence-based base GDV of £69,000 is used, with £62,000 as the low scenario and £141,000 as an unverified high scenario. This is not a formal valuation and the subject property's full refurbishment requirement limits comparability.

Investment Snapshot

Strategy Recommendation

Do not bid on current evidence without a full inspection, refurbishment quotation, legal review and specialist investigation of the possible adjoining Japanese knotweed. Consider only a tightly priced refurbishment-led purchase if the total cost remains clearly below the conservative GDV range.

Works Required

Full refurbishment throughout as stated, including refurbishment of the entrance hall, lounge, kitchen, two bedrooms and bathroom. Further work scope and costs require inspection. EPC F may require improvement, but no specific measures are evidenced.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be completed because refurbishment costs, achievable rent, finance terms and refinance valuation are not supplied. The indicative 75% GDV refinance figure is therefore not calculated. The unconfirmed possible Japanese knotweed in the adjoining property requires specialist investigation.

Buy-to-Let Analysis

No sufficiently specific rental comparable or auctioneer rent estimate is supplied, so rent and gross yield cannot be established. Full refurbishment, EPC F and cash-buyers-only status should be considered before any letting strategy.

Flip Analysis

The evidence supports a cautious base GDV of £69,000, but refurbishment costs, selling costs and any seller-imposed completion fees are unknown. A flip surplus cannot therefore be calculated. The £141,000 comparable is a substantial unverified outlier relative to the other sales.

Investor Risks & Due Diligence

• Full refurbishment is required, but no works specification or cost estimate is supplied.

• EPC rating is F.

• Possible Japanese knotweed in the adjoining neighbour's property is unconfirmed by an expert.

• Cash buyers only.

• The £1,800 inclusive-of-VAT admin charge is payable by the buyer.

• The seller may charge additional completion fees under the Special Conditions of Sale.

• Parking and heating information are not supplied.

• No sufficiently specific rental evidence is available.

• Same-road sold prices range widely, including a £141,000 outlier.

Recommendation

Do not bid on current evidence without a full inspection, refurbishment quotation, legal review and specialist investigation of the possible adjoining Japanese knotweed. Consider only a tightly priced refurbishment-led purchase if the total cost remains clearly below the conservative GDV range.

Strategy Rating

Analysis Confidence

There are several completed same-road sales and known guide/admin costs, but no refurbishment budget, rental evidence, property measurements, detailed condition report, selling costs or confirmed knotweed assessment. The comparable range also includes a substantial outlier.