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3 Plas Buan, Ty Croes, Anglesey, LL63 5RR
Marketed by:
Auction House Wales
6 Station Rd, Radyr, Cardiff CF15 8AA, UK
02920 475 184
2 Bed House – Anglesey
3 Plas Buan, Ty Croes, Anglesey, LL63 5RR
For Sale
£90,000+
Key Features
- 2 bedrooms
- Freehold
- EPC: E
Description
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Accommodation
- Living Room 4.24 x 3.4m
- Kitchen/Dining Area 3.51 x 2.55m
- Bedroom One 3.16 x 2.54m
- Bedroom Two 2.97 x 2.46m
Location
Property located at 3 Plas Buan, Ty Croes, Anglesey, LL63 5RR. Local access, services and immediate surroundings should be confirmed during viewing and due diligence.
Tenure
Freehold | EPC: E
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.
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
| Guide Price / Status | £90,000+ / For Sale |
| Low / Base / High Works | £8,000 / £18,000 / £30,000 |
| Purchase + Base Works | £108,000 |
| Auction / Buyer Fee Allowance | £1,620 |
| Legal / Searches Allowance | £1,800 |
| Finance Allowance | £4,950 |
| Holding Cost Allowance | £4,500 |
| Works Contingency | £1,800 |
| Estimated Base Project Cost | £122,670 excluding buyer-specific SDLT |
| Low / Base / High GDV | £108,000 / £126,000 / £148,000 |
| Low / Base / High Rent | £1,000 / £1,150 / £1,300 pcm |
| Base Annual Rent | £13,800 |
| Gross Yield – Guide | 15.3% |
| Gross Yield – Total Project Cost | 11.2% |
| 70% / 75% Refinance on Base GDV | £88,200 / £94,500 |
| Cash Left In at 75% | £28,170 |
| Base Flip Surplus | £3,330 |
| Suggested Strategy | Buy-to-Let / BRRR |
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
| Initial strip-out / preparation | £1,200–£4,500 |
| Core refurbishment / building works | £3,600–£13,500 |
| Services / compliance / finishes | £2,000–£7,500 |
| Contingency / external works | £1,200–£4,500 |
HB works allowance: Low £8,000, Base £18,000, High £30,000. The Base Works figure is used consistently below; a measured survey and contractor pricing are required before commitment.
Rental Value
HB working rental range: £1,000–£1,300 pcm, with £1,150 pcm (£13,800 pa) used as the Base case. This is a desktop estimate rather than passing rent and should be checked against live comparable lettings.
Low / Base / High Investment Scenario
| Low Scenario | GDV £108,000; works £30,000; rent £1,000 pcm |
| Base Scenario | GDV £126,000; works £18,000; rent £1,150 pcm |
| High Scenario | GDV £148,000; works £8,000; rent £1,300 pcm |
BTL Analysis
| Monthly / Annual Rent | £1,150 pcm / £13,800 pa |
| Gross Yield on Guide | 15.3% |
| Gross Yield on Total Project Cost | 11.2% |
Gross yields exclude management, maintenance, voids, insurance, service charge where applicable, tax and mortgage costs.
BRRR Analysis
| Base Project Cost | £122,670 excluding SDLT |
| Base GDV | £126,000 |
| 70% Refinance | £88,200 |
| 75% Refinance | £94,500 |
| Cash Left In at 75% | £28,170 |
Refinance is illustrative and depends on lender criteria, valuation, rent stress testing and property condition.
Flip Analysis
| Base Project Cost | £122,670 excluding SDLT |
| Base GDV | £126,000 |
| Estimated Base Surplus | £3,330 |
| Surplus on Cost | 2.7% |
This is a desktop screening surplus, not net profit. SDLT, tax and any additional selling/professional costs must be included before a final decision.
Maximum Bid Indicator
| Base GDV | £126,000 |
| Less Base Works | £18,000 |
| Less Auction / Legal / Finance / Holding / Contingency | £14,670 |
| Required Return Allowance | 15% of Base GDV |
| HB Desktop Screening Ceiling | £74,430 |
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
Buy-to-Let / BRRR. 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
BTL ★★★★☆ | BRRR ★★★☆☆ | Flip ★★★☆☆
Key Risks
- Condition and refurbishment-cost overrun 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.
Auction Details :
Auction House Wales
Auction Date :
07/10/26
Lot Number :
032
Property Location:
3 Plas Buan, Ty Croes, Anglesey, LL63 5RR
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