16 Deganwy Beach, Deganwy, Conwy, Conwy, LL31 9YR

Description

Quite the location, this light and spacious one/two bedroom maisonette with accommodation laid over three floors, enjoying views over the sea, mountains and the Great Orme. This property would welcome a modern refurbishment, but certainly presents an attractive proposition given the footprint and location.

Accommodation

Accommodation laid over three floors. Hall - 17' 6'' x 7' 7'' (5.33m x 2.31m); W.C. - 4' 8'' x 2' 10'' (1.42m x 0.86m); Cupboard - 10' 9'' x 2' 7'' (3.27m x 0.79m); Bedroom One - 13' 8'' x 9' 4'' (4.16m x 2.84m); Bathroom - 9' 9'' x 4' 11'' (2.97m x 1.50m); Landing (Including Stairs) - 5' 7'' x 11' 4'' (1.70m x 3.45m); Kitchen - 11' 4'' x 9' 3'' (3.45m x 2.82m); Lounge / Diner - 21' 5'' x 14' 10'' (6.52m x 4.52m); Bedroom Two / Sitting Room - 12' 9'' x 11' 4'' (3.88m x 3.45m).

Location

Deganwy offers easy access into Llandudno town centre or further along to the town centre of Conwy. The property enjoys views over the sea, mountains and the Great Orme.

Tenure / Property Information

Investment Analysis

The five same-development leasehold maisonette sales range from £165,000 to £245,000. The two 2026 sales were £165,000 and £225,000, while the three earlier sales were £200,000–£245,000. A provisional base GDV of £200,000 is used, with £165,000 low and £225,000 high scenarios. The subject requires modern refurbishment, but the evidence does not quantify the condition adjustment or works cost.

Investment Snapshot

Strategy Recommendation

Treat as a conditional value-add resale opportunity only. Obtain the legal pack, confirm lease terms and liabilities, inspect the property, and establish a firm refurbishment budget before bidding. Do not rely on BTL without rental evidence.

Works Required

Modern refurbishment is supported by the description. The likely scope may include updating the kitchen, bathroom, WC, finishes and decoration, but no detailed schedule or condition survey is supplied, so no reliable cost allowance can be given.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the provisional £200,000 base GDV, 75% refinance is £150,000. However, purchase price, refurbishment cost and total acquisition costs cannot be established from the evidence, so cash left in and project viability cannot be calculated.

Buy-to-Let Analysis

BTL cannot be assessed reliably because no sufficiently specific rental comparables or auctioneer rent estimate are provided. Gross yield, operating costs and affordability therefore remain unsupported.

Flip Analysis

Same-development sales provide a provisional £165,000–£225,000 resale range and £200,000 base GDV. Flip surplus cannot be calculated because refurbishment cost, acquisition costs and a supported selling-cost allowance are unavailable.

Investor Risks & Due Diligence

• Refurbishment is required but its scope and cost are not evidenced.

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

• Leasehold service charges, ground rent and other lease liabilities are not supplied.

• Additional auction disbursements may apply, including searches, seller-cost reimbursement, legal fees and transfer fees.

• The exact bedroom configuration and occupancy are not confirmed in the supplied data.

Recommendation

Treat as a conditional value-add resale opportunity only. Obtain the legal pack, confirm lease terms and liabilities, inspect the property, and establish a firm refurbishment budget before bidding. Do not rely on BTL without rental evidence.

Strategy Rating

Analysis Confidence

There are five directly relevant completed sales and a known lease term, but refurbishment costs, rent, occupancy, service-charge information and several purchase costs are unavailable.