22 Plymouth Road, Barry, CF62 5TY

Description

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Accommodation

The source particulars describe the accommodation above; room-by-room dimensions should be checked against the auction floorplan and legal pack where available.

Location

Property located at 22 Plymouth Road, Barry, CF62 5TY. Local access, services and immediate surroundings should be confirmed during viewing and due diligence.

Tenure

Freehold | EPC: C

Tenancy / Occupancy

No passing rent has been assumed unless explicitly stated in the source particulars. Confirm vacant possession, occupational interests and any tenancy documentation in the legal pack.

Development / Planning

The source identifies a development/planning angle. Planning status, drawings, conditions, CIL/S106 exposure, access, services and buildability must be independently verified before bidding.

Investment Analysis

Auctioneer/source facts are set out above. The figures below are HB desktop screening estimates based on the supplied particulars and current property type/condition. They are not an auctioneer valuation or formal survey.

The Base Scenario is used consistently throughout. SDLT is buyer-specific and should be added separately before setting a final bidding ceiling.

Investment Snapshot

Market Comparables

HB desktop market evidence should be read together with the exact property type, condition, tenure and local micro-location. The Low/Base/High GDV range above is a screening range and must be confirmed against recent Land Registry sold evidence before a binding bid is made.

Proposed Works

HB works allowance: Low £513,000, Base £798,000, High £1,140,000. The Base Works figure is used consistently below; a measured survey and contractor pricing are required before commitment.

Low / Base / High Investment Scenario

Development Analysis

The specialist strategy must be appraised separately using the actual planning/use position, professional fees, infrastructure or fit-out costs, finance, contingency and an appropriate investor/developer return. Do not rely on a standard residential yield model alone.

Maximum Bid Indicator

The HB Desktop Screening Ceiling is an appraisal indicator only, not a formal valuation or instruction to bid. Add buyer-specific SDLT and amend finance/return requirements before use.

Strategy Recommendation

Development. This is the most relevant desktop strategy based on the source property type and current assumptions. Proceed only after legal-pack, survey, funding and market-evidence checks.

Strategy Rating

Development ★★★★☆

Key Risks

• Planning/buildability and infrastructure risk.
• Legal title, special conditions and financeability must be checked.
• Desktop GDV and rental assumptions require confirmation against current comparable evidence.

Analysis Confidence

Medium. The supplied individual-lot scrape provides useful source facts, photographs and location data. Confidence remains below High until the legal pack, physical survey and final sold/rental comparable evidence are fully checked.