25 St. Julians Road, Newport, NP19 7GN

Description

A rare opportunity to purchase a detached house on the sought after St Julians Road on the outskirts of Newport city centre. The property requires full refurbishment throughout and offers spacious family accommodation close to all the local amenities on Caerleon Road as well as excellent access to the M4 at Junction 25. The property can be found on the junction with St Annes Crescent and benefits from three reception rooms, ample off road parking, a separate hobby room / home office and good sized gardens.

Accommodation

Ground floor: entrance hall, cloaks WC, lounge, sitting room and dining room with archway to the kitchen. First floor: three bedrooms and a large family bathroom. Outside: hardstanding to the front providing ample off-road parking, elevated terrace to the rear and gardens to the rear and side. Separate hobby room / home office to the side of the property with external access from the front.

Location

St Julians Road on the outskirts of Newport city centre, at the junction with St Annes Crescent. Close to local amenities on Caerleon Road and with access to the M4 at Junction 25.

Tenure / Property Information

Investment Analysis

The strongest supplied comparable is the detached 27 St Julians Road, sold for £293,000 in November 2016. A further sale of the same property was £273,000 in 2014. These historical comparables support an indicative GDV range of £273,000–£293,000, with £293,000 used as the base case, but condition, timing and exact property differences are unknown. This is not a formal valuation.

Investment Snapshot

Strategy Recommendation

Proceed only subject to legal-pack review, a detailed refurbishment quotation and confirmation that the all-in cost leaves sufficient margin below the evidence-supported GDV. Do not rely on the apparent discount alone.

Works Required

Full refurbishment throughout, as stated in the auction description. The evidence does not specify individual defects, installations or costs, so no further works are assumed.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the £293,000 base GDV, a 75% refinance would be approximately £219,750. However, refurbishment costs, total acquisition costs, finance costs and legal-pack details are unavailable, so the cash left in and viability of a BRRR strategy cannot be established. The known guide-price acquisition charges are £600 buyer premium plus a £2,700 administration charge, before other possible charges.

Buy-to-Let Analysis

Supplied advertised asking rents range from £575 to £650 pcm for three-bedroom Newport properties, equivalent to £6,900–£7,800 annually. Against the £180,000 guide, this indicates a gross yield range of approximately 3.83%–4.33%, before refurbishment, finance, management, maintenance, voids and other costs. The rental evidence is not an achieved passing rent and is not an exact comparable to the property.

Flip Analysis

The supplied historical comparables suggest a potential resale value around £273,000–£293,000 after refurbishment. A flip surplus cannot be calculated because refurbishment, finance, selling and other project costs are not supplied. The GDV evidence is also historical and does not establish current market value.

Investor Risks & Due Diligence

• The property is described as requiring full refurbishment throughout, but no costed schedule of works is supplied.

• The tenure and other legal details are stated to be in the legal pack and have not been provided.

• The GDV evidence is based mainly on historical sales from 2014 and 2016, with no current completed sales supplied.

• Rental figures are advertised asking rents rather than achieved or passing rents and are from other locations in Newport.

• Buyer, administration and other possible auction charges reduce the apparent purchase discount.

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

Recommendation

Proceed only subject to legal-pack review, a detailed refurbishment quotation and confirmation that the all-in cost leaves sufficient margin below the evidence-supported GDV. Do not rely on the apparent discount alone.

Strategy Rating

Analysis Confidence

There are relevant same-road detached-house sales and indicative local asking rents, but the comparables are historical, refurbishment costs and condition details are absent, tenure is unspecified pending the legal pack, and additional auction/project costs are unknown.