3 Brynmawr Avenue, Ammanford, Carmarthenshire, SA18 2DA

Description

Substantial, four bedroom family house located in the town of Ammanford in Carmarthenshire. Benefits include a garage and off road parking, gas central heating, (not tested) double glazing and gardens to front and rear.

Accommodation

Ground Floor: Entrance porch, hallway, lounge, dining room, sitting room, study, kitchen, utility room and shower room / WC. First Floor: Landing, four bedrooms and a bathroom. Outside: Gardens to front and rear and a detached garage.

Location

The property is within easy access of the town centre and the railway station providing links to Swansea and beyond.

Tenure / Property Information

Investment Analysis

The five supplied completed sales for detached freehold properties on Brynmawr Avenue range from £367,500 to £432,000, with an average of approximately £402,890. A provisional base GDV of £403,000 is used, with £367,500 as a low scenario and £432,000 as a high scenario. The comparables may differ in size, condition and specification, and no direct condition or floor-area comparison is supplied.

Investment Snapshot

Strategy Recommendation

Potential value opportunity at or near the guide based on the supplied same-street sales, but proceed only after confirming condition, legal matters and total costs. Do not rely on a BTL or BRRR strategy until rent and refurbishment requirements are evidenced.

Works Required

No specific refurbishment works are evidenced. Obtain surveys and test the gas central heating and double glazing, which are expressly stated as not tested. Any further works should be based on inspection and legal enquiries.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £230,000 guide, the indicative 75% refinance against the provisional £403,000 base GDV is £302,250. However, refurbishment costs, finance costs, valuation criteria, rental evidence and other acquisition costs are incomplete, so cash left in and project viability cannot be calculated reliably.

Buy-to-Let Analysis

BTL analysis cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is provided. Acquisition costs include the £900 buyer premium and a 1.5% administration charge, subject to the stated £2,100 minimum; other possible costs are unspecified.

Flip Analysis

The supplied sales indicate a broad resale reference range of £367,500 to £432,000. A flip surplus cannot be calculated because refurbishment costs, finance costs, selling costs and other possible auction disbursements are not supported by the evidence.

Investor Risks & Due Diligence

• Gas central heating and double glazing are not tested.

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

• Comparable sales vary materially in price and may differ in size, condition and specification from the subject property.

• Additional search fees, seller-cost reimbursement, legal fees, transfer fees and other disbursements may apply but are not quantified.

• The stated guide price is not a guaranteed purchase price or valuation.

Recommendation

Potential value opportunity at or near the guide based on the supplied same-street sales, but proceed only after confirming condition, legal matters and total costs. Do not rely on a BTL or BRRR strategy until rent and refurbishment requirements are evidenced.

Strategy Rating

Analysis Confidence

There are five relevant completed same-street sales and clear auction charges, but no floor area, condition survey, rental evidence, refurbishment budget, finance costs or complete ancillary-cost schedule.