200 Graig Newydd, Godrergraig, Swansea, SA9 2DF

Description

A three bedroom semi detached property within the village of Godrergraig. The property benefits from two reception rooms, three bedrooms, enclosed rear garden and is situated ideally for schools, bus routes, Pontardawe town centre, M4, superstores, shops and local amenities.

Accommodation

Ground Floor: Entrance Hall, Living Room, Dining Room & Kitchen. First Floor: Three bedrooms and Shower Room. Outside: Front garden with access to integral garage & enclosed rear garden.

Location

Situated within the village of Godrergraig, ideally for schools, bus routes, Pontardawe town centre, M4, superstores, shops and local amenities.

Tenure / Property Information

Investment Analysis

The evidence shows a wide range of completed sales on Graig Newydd: £130,000 in January 2025, £220,000 and £235,000 for 214 Graig Newydd in July 2024 and September 2025, and £160,000 for 198 Graig Newydd in September 2021. With no condition, size or specification evidence for 200 Graig Newydd, a base GDV of £220,000 is a cautious estimate anchored to the nearby £220,000 sale, with £160,000 to £235,000 as an evidence-based scenario range. The range is materially uncertain because the comparable properties may differ in condition and accommodation.

Investment Snapshot

Strategy Recommendation

Conditional BTL appraisal, subject to viewing, legal-pack review, survey, confirmed tenure and validation that £975 pcm is achievable. Do not bid solely on the headline guide or GDV estimate.

Works Required

No specific defects or required works are evidenced. Arrange a full viewing, survey and legal-pack review before budgeting for any refurbishment. The description confirms a kitchen, shower room, gardens and integral garage but does not establish their condition.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the £220,000 base GDV scenario, 75% refinance is approximately £165,000. However, refurbishment costs, total acquisition costs, finance costs and the property’s condition are not evidenced, so cash left in and BRRR viability cannot be established. The legal pack and a survey are essential before bidding.

Buy-to-Let Analysis

The only rental evidence is one advertised asking rent of £975 pcm, equivalent to £11,700 annually; it is not an achieved or guaranteed rent. Against the £139,000 guide, this indicates a gross yield of approximately 8.42% before finance, maintenance, voids, management, insurance, tax and auction costs. The £900 buyer premium and £2,100 minimum admin charge are payable in addition, while refurbishment and other legal costs are unknown. BTL remains potentially attractive at the guide, subject to confirmed condition, achievable rent, tenure and financeability.

Flip Analysis

A resale case is supported only by the £160,000 to £235,000 comparable range. The £220,000 base GDV is not a formal valuation. Because works, selling costs, legal costs, finance costs and the property’s condition are unknown, a reliable flip surplus and maximum bid cannot be calculated.

Investor Risks & Due Diligence

• Comparable sale prices range widely from £130,000 to £235,000 and may reflect different condition or specification.

• Property condition is not evidenced, so refurbishment costs cannot be estimated.

• £975 pcm is an advertised asking rent rather than an achieved or guaranteed rent.

• Tenure and other legal matters remain subject to the legal pack.

• The £900 buyer premium and £2,100 minimum admin charge are payable in addition to the purchase price, with further possible costs identified by the auctioneer.

• Finance, maintenance, void, management, tax and selling costs are not supplied.

Recommendation

Conditional BTL appraisal, subject to viewing, legal-pack review, survey, confirmed tenure and validation that £975 pcm is achievable. Do not bid solely on the headline guide or GDV estimate.

Strategy Rating

Analysis Confidence

There are several nearby completed sales and one three-bedroom asking-rent listing, but there is no condition evidence, EPC, tenure confirmation, survey, achieved rent, refurbishment budget or full cost schedule.