13 Cliff Terrace, Treforest, Pontypridd, CF37 1RF

Description

Mid terraced house over three floors located in the Treforest area just outside the town of Pontypridd. The property is within close proximity of the University as well as the local amenities, a local railway station and the A470 leading to the M4 and Cardiff. The property is an ideal rental opportunity for the buy to let landlord. The property benefits from gas central heating (not tested) and double glazing.

Accommodation

Ground Floor: Entrance hall, two rooms and stairs leading up and down to the other floors. Lower Ground Floor: Kitchen, rear lobby with access to the rear gardens and a bathroom. First Floor: Three bedrooms. Outside: Rear garden.

Location

Treforest area just outside the town of Pontypridd, within close proximity of the University, local amenities, a local railway station and the A470 leading to the M4 and Cardiff.

Tenure / Property Information

Tenure	Freehold
EPC	D
Council Tax	Band B
Heating	Gas central heating (not tested)
Services	Double glazing

Investment Analysis

The supplied completed sales for the same terrace range from £55,000 to £100,000, with the latest evidence being £68,000 in October 2020. The £120,000 guide is above all supplied comparables. The sales are dated and there is no current valuation evidence or sufficiently specific rental evidence, so a defensible GDV cannot be established.

Investment Snapshot

Guide Price

£120,000

Strategy Recommendation

Do not proceed on the guide price without updated comparable evidence, an independent inspection and verified rental evidence. Any bid should reflect the substantial valuation and cost uncertainty.

Works Required

No specific remedial works are supported by the evidence. Obtain a full inspection and test the gas central heating, together with normal legal, condition and title due diligence before assuming any refurbishment budget.

Rental & Market Context

No sufficiently specific external rental comparable identified.

Sold Comparables

The following completed sales were identified within approximately 5 miles:

14, Cliff Terrace, Treforest, Pontypridd, Rhondda Cynon Taff, Cf37 1rf 2020-10-07 · Terraced · Freehold	£68,000
8, Cliff Terrace, Treforest, Pontypridd, Rhondda Cynon Taff, Cf37 1rf 2020-02-21 · Terraced · Freehold	£100,000
11, Cliff Terrace, Treforest, Pontypridd, Rhondda Cynon Taff, Cf37 1rf 2017-08-24 · Terraced · Freehold	£55,000
14, Cliff Terrace, Treforest, Pontypridd, Rhondda Cynon Taff, Cf37 1rf 2011-07-21 · Terraced · Freehold	£97,500
14, Cliff Terrace, Treforest, Pontypridd, Rhondda Cynon Taff, Cf37 1rf 2010-03-24 · Terraced · Freehold	£57,000

Potential BRRR Position

A BRRR assessment cannot be supported because current GDV, rent and refurbishment costs are unavailable. The latest supplied comparable is £68,000 from 2020, below the guide, creating material valuation uncertainty. Refinancing proceeds cannot be calculated without a defensible GDV.

Buy-to-Let Analysis

The property is described as an ideal rental opportunity and has three bedrooms, but no sufficiently specific rental evidence or auctioneer rent estimate is supplied. Rent and yield therefore cannot be established. At the £120,000 guide, known buyer premium and minimum administration charge would add £2,700 before other possible charges, works, finance and tax.

Flip Analysis

A flip surplus cannot be calculated because there is no supported current GDV, refurbishment allowance or selling-cost allowance. The guide exceeds all supplied completed sales, although those sales are dated and may not reflect the subject's condition or specification.

Investor Risks & Due Diligence

• The £120,000 guide exceeds all five supplied completed sales, whose latest transaction was in October 2020.

• No sufficiently specific rental comparable or auctioneer rent estimate is available, so rental yield cannot be tested.

• Gas central heating is stated to be untested.

• Condition, refurbishment requirements and associated costs are not provided.

• Additional charges may include search fees, seller-cost reimbursement, legal fees and transfer fees.

• Occupancy information is not supplied.

Recommendation

Do not proceed on the guide price without updated comparable evidence, an independent inspection and verified rental evidence. Any bid should reflect the substantial valuation and cost uncertainty.

Strategy Rating

HB Rating

★★☆☆☆

Analysis Confidence

Confidence

Low

The evidence confirms the property type, tenure, accommodation and known auction charges, but lacks current comparable sales, rental evidence, condition detail, refurbishment costs, occupancy information and a defensible GDV.