27 Sandfields Road, Port Talbot

Description

A traditional three-bedroom terraced house requiring renovation. The property benefits from double glazing, gas central heating (not tested) and convenient access to the M4 motorway at Junction 41.

Accommodation

Ground floor: entrance hall, open plan living/dining room, kitchen and utility room. First floor: three bedrooms and a bathroom. Outside: rear garden and block-built outbuilding with back lane access.

Location

Port Talbot offers a wide variety of local amenities, direct rail links to Swansea and Cardiff, convenient access to Aberavon Beach, and access to the M4 motorway at Junction 41.

Tenure / Property Information

Investment Analysis

Five same-road freehold terraced-house sales range from £80,000 to £117,000, with an average of £100,600 and a median of £100,000. A base GDV of £100,000 is therefore supported, with an evidence-based low/high range of £80,000–£117,000. The property requires renovation, but no quantified works schedule or condition survey is supplied, so the GDV remains indicative rather than a formal valuation.

Investment Snapshot

Strategy Recommendation

Investigate as a potential buy-to-let or refurbishment-led purchase only after inspection, contractor pricing and legal review. The guide-level rent indication is attractive, but no unconditional maximum bid should be set from the supplied evidence.

Works Required

Renovation of the house as required by its actual condition, including review of the kitchen, bathroom, internal finishes and the gas central-heating system, which is not tested. The scope and cost require inspection and contractor quotations; no additional defects are assumed.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the guide, the known buyer premium and minimum administration charge add £3,660, before refurbishment and other possible charges. A 75% refinance against the £100,000 base GDV would be £75,000, but total project cost and cash left in cannot be calculated without a supported works allowance and fuller costs. Refinance is also subject to lender valuation and terms.

Buy-to-Let Analysis

The supplied advertised asking rent is £850 pcm, equivalent to £10,200 annually. Against the £59,000 guide, the gross yield is approximately 17.29%, before renovation, finance, maintenance, voids, management, insurance and tax. The rent is an asking rent rather than achieved rent, and total-cost yield cannot be established because refurbishment costs and other auction charges are not fully quantified.

Flip Analysis

The same-road sales support a base GDV of £100,000, with observed evidence from £80,000 to £117,000. A flip surplus cannot be calculated because refurbishment costs, selling costs and the full acquisition-cost position are not supplied. The guide is materially below the base comparable evidence, but the renovation requirement creates execution and margin risk.

Investor Risks & Due Diligence

• The property requires renovation, but no inspection report or quantified works budget is provided.

• Gas central heating is not tested.

• The £850 pcm figure is an advertised asking rent, not an achieved or passing rent.

• Additional auction charges may include search fees, sellers' costs, legal fees and transfer fees.

• The GDV range is based on five completed same-road sales and is not a formal valuation.

• Finance and refinance values depend on lender valuation, criteria and terms.

Recommendation

Investigate as a potential buy-to-let or refurbishment-led purchase only after inspection, contractor pricing and legal review. The guide-level rent indication is attractive, but no unconditional maximum bid should be set from the supplied evidence.

Strategy Rating

Analysis Confidence

Same-road completed sales and one advertised rental provide useful market evidence, but refurbishment costs, full auction costs, achieved rent, condition and selling costs are not supplied.