22 Plymouth Road, Barry, Vale of Glamorgan, CF62 5TY

Description

Substantial Victorian terraced house over three floors on Plymouth Road, Barry Island. The property is currently laid out as a ground floor apartment, with a maisonette over two floors above. It is within a short walk of Barry Island beach and the local amenities in Barry town centre.

Accommodation

Ground floor: entrance lobby leading to hallway, entrance to ground floor accommodation and stairs to the first and second floor maisonette; living room, bedroom, kitchen area and bathroom. First floor: landing, living room, kitchen, bathroom and one of four bedrooms. Second floor: landing and three further bedrooms. Outside: front forecourt and rear garden with patio and entertaining area.

Location

Located on Plymouth Road on Barry Island, within a short walk of the beach and Barry town centre amenities.

Tenure / Property Information

Investment Analysis

Same-road completed sales range from £305,000 for 20A–20C in December 2022 to £435,000 for 17 Plymouth Road in August 2025. More recent sales were £327,000 at No. 25 and £405,000 at No. 8. A provisional base GDV of £368,000 is inferred from the 2022–2026 evidence, but the comparables do not provide sufficient detail on size, condition or internal layout. The subject’s ground-floor apartment and upper maisonette configuration may not be directly comparable.

Investment Snapshot

Strategy Recommendation

Do not bid on the supplied evidence alone. Treat as a potential value-add or resale project only after a full inspection, layout/compliance review and properly supported rental and works assessment.

Works Required

No specific defects or required works are evidenced. Before bidding, inspect the condition and verify the existing ground-floor apartment and upper maisonette layout, services and any required compliance works.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the provisional £368,000 base GDV, 75% refinance is £276,000. This is below the £285,000 guide before the £4,875 known buyer and administration charges, with works and other costs still unknown. BRRR viability is therefore not demonstrated.

Buy-to-Let Analysis

BTL analysis cannot be completed because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. At the £285,000 guide, the known buyer premium and 1.5% administration charge total £4,875, before other possible auction costs, finance, works and operating expenses.

Flip Analysis

The provisional GDV range is £305,000–£435,000, with a base of £368,000. A flip surplus cannot be calculated because refurbishment costs, resale costs and the complete project cost are unsupported. The guide already represents approximately 77% of the base GDV before fees and works.

Investor Risks & Due Diligence

• The ground-floor apartment and upper maisonette configuration may not be directly comparable with the sold properties.

• Condition and required refurbishment costs are unknown.

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

• Buyer premium and administration charges are known, but additional auction, legal, search and transfer costs may apply.

• The sold comparables vary materially from £305,000 to £435,000 and provide limited detail on size, condition and layout.

• Any legal, planning, building-regulation or service-compliance implications of the split layout require verification.

Recommendation

Do not bid on the supplied evidence alone. Treat as a potential value-add or resale project only after a full inspection, layout/compliance review and properly supported rental and works assessment.

Strategy Rating

Analysis Confidence

There are several relevant same-road completed sales, but the subject’s size, condition, rental value, refurbishment requirement and full acquisition costs are not evidenced.