13 Picton Place, Carmarthen, SA31 3BZ

Description

Investment Opportunity - Semi Detached House Laid Out As Two Flats. Semi detached house over two floors currently laid out as two flats. Both flats require full refurbishment to complete. All prospective buyers are advised contact Carmarthenshire County Council regarding all planning consents. Both flats are listed on the council tax register as No 13 & 13A. The property is located in the market town of Carmarthen within walking distance of the town centre. NB We are selling on behalf of "Mortgagee Not In Possession". Ground floor not inspected. First floor not inspected. No internal inspection available.

Accommodation

Ground floor flat and first floor flat; both flats require full refurbishment and were not inspected.

Location

Located in the market town of Carmarthen within walking distance of the town centre.

Tenure / Property Information

Investment Analysis

The only supplied comparable is 16 Picton Place, a freehold flat/maisonette sold for £125,000 on 2 March 2012. This historic sale is insufficient to establish a current GDV, particularly as this property is laid out as two flats, both require full refurbishment, and neither flat was internally inspected. No current sales or rental evidence is supplied.

Investment Snapshot

Strategy Recommendation

Do not bid on the supplied evidence alone. Proceed only after confirming planning and legal matters, inspecting both flats, obtaining a detailed refurbishment budget and establishing current local sales and rental evidence.

Works Required

Full refurbishment of both flats, subject to inspection. Confirm and obtain any required planning consents with Carmarthenshire County Council. The evidence does not specify the condition or scope of individual works because neither flat was inspected.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment is not supportable without current GDV, refurbishment costs, achievable rents, planning confirmation and internal inspection. The guide price is £85,000, with a £1,500 buyer premium and an administration charge of at least £2,100, before refurbishment and other possible charges.

Buy-to-Let Analysis

BTL returns cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. Both flats require full refurbishment and their internal condition is unknown. The property is listed as two council-tax units, but planning and legal compliance should be confirmed.

Flip Analysis

A flip appraisal cannot be established. The only comparable is a 2012 sale and no current GDV or supported refurbishment allowance is available. Full refurbishment, possible planning requirements and unquantified selling and acquisition costs create substantial uncertainty.

Investor Risks & Due Diligence

• Both flats require full refurbishment, but the scope and cost are unknown because neither was inspected.

• Planning consents and related requirements must be confirmed with Carmarthenshire County Council.

• No current rental evidence or auctioneer rent estimate is available.

• No current comparable evidence is supplied to establish GDV.

• Additional search fees, sellers' costs, legal fees and transfer fees may apply.

• The sale is on behalf of a mortgagee not in possession, creating a need for careful legal and vacant-possession due diligence.

Recommendation

Do not bid on the supplied evidence alone. Proceed only after confirming planning and legal matters, inspecting both flats, obtaining a detailed refurbishment budget and establishing current local sales and rental evidence.

Strategy Rating

Analysis Confidence

Current valuation, rental, refurbishment, planning, internal condition and occupancy evidence are unavailable. The only comparable is historic and there was no internal inspection.