18 Regalia Terrace, Llanelli, Carmarthenshire, SA15 1LW

Description

A well-proportioned three-bedroom terraced house in need of modernisation, benefiting from double glazing, a garage with rear lane access and a number of original features. Interested parties should satisfy themselves as to the extent of the cracks at the rear of the property.

Accommodation

Ground floor: entrance porch, hallway, two reception rooms, dining room, kitchen and pantry. First floor: three bedrooms and a bathroom. Outside: front forecourt, rear garden with dilapidated W.C., storage cupboard and garage with lane access.

Location

Conveniently located for Llanelli town centre, Parc Trostre and Parc Pemberton Retail Parks, with access to the M4 motorway at Junction 48 and Llanelli train station.

Tenure / Property Information

Investment Analysis

The strongest evidence is the completed sale of 10 Regalia Terrace for £100,000 in May 2023. Older same-terrace sales range from £76,000 to £118,000 but are less directly relevant because of their age. The £89,000 guide is below the most recent comparable, although this property requires modernisation and has reported rear cracks whose extent is unknown. An indicative GDV range of £90,000–£110,000 is supportable from the supplied evidence, but this is not a formal valuation.

Investment Snapshot

Strategy Recommendation

Proceed only after inspecting the property, investigating the rear cracks and reviewing the legal pack and full costs. Do not rely on the guide-to-comparable margin without a firm refurbishment quotation; a maximum bid cannot be responsibly calculated from the supplied evidence.

Works Required

Modernisation is required, but the evidence does not specify the scope or cost. Inspect and obtain professional advice on the rear cracks, assess the dilapidated rear W.C., and price only works confirmed by survey and quotations.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £89,000 guide, the known buyer premium and minimum administration charge add £2,700 before any works, searches, legal, transfer or other charges. A 75% refinance of the indicative £100,000 GDV would be £75,000, but total project cost and cash left in cannot be calculated because refurbishment costs and other charges are unsupported.

Buy-to-Let Analysis

BTL returns cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. The unknown refurbishment requirement, rear cracks and additional auction costs also prevent a reliable total-cost yield calculation.

Flip Analysis

The indicative base GDV is £100,000, based primarily on the £100,000 May 2023 same-terrace sale. Flip viability cannot be confirmed because refurbishment costs, selling costs and the impact of the rear cracks are unknown. Estimated flip surplus is therefore not calculated.

Investor Risks & Due Diligence

• The extent and cause of cracks at the rear are unknown.

• The property is described as needing modernisation, but no works scope or cost is supplied.

• The rear W.C. is dilapidated.

• No sufficiently specific rental evidence is available, so BTL yield cannot be established.

• Additional search, seller, legal, transfer and other auction costs may apply.

• The indicative GDV relies primarily on one same-terrace sale from May 2023 and is not a formal valuation.

Recommendation

Proceed only after inspecting the property, investigating the rear cracks and reviewing the legal pack and full costs. Do not rely on the guide-to-comparable margin without a firm refurbishment quotation; a maximum bid cannot be responsibly calculated from the supplied evidence.

Strategy Rating

Analysis Confidence

There is one relatively recent same-terrace completed sale and several older comparables, but no rental evidence, refurbishment costings, current condition assessment, selling costs or detailed auction legal-pack information.