31 Tan Yr Hafod, Gwernaffield, Mold, Clwyd, Wales

Description

Vacant freehold mid terrace house. The property comprises a reception room, kitchen, conservatory, utility room, three bedrooms and a shower room, with a rear garden. GIA approximately 94.47 sq m (1,017 sq ft). The shops and amenities of Mold are available to the east. An eight week completion period applies to this lot.

Accommodation

Ground floor: reception room, kitchen, conservatory and utility room. First floor: three bedrooms and shower room. Rear garden. GIA approximately 94.47 sq m (1,017 sq ft).

Location

The property is situated on the east side of Tan Yr Hafod. The shops and amenities of Mold are available to the east. Buckley station is approximately 6.4 miles to the east. The A55 and A494 are both easily accessible. Gwernaffield Park is nearby.

Tenure / Property Information

Investment Analysis

The five supplied Land Registry comparables are terraced freehold sales on the same street, ranging from £128,000 to £140,000 between June 2018 and August 2020. A base GDV of £138,000 is used as an estimate, with a low scenario of £128,000 and high scenario of £140,000. These sales are dated and no current condition evidence, inspection report or EPC is supplied, so the estimate has limited confidence. The £120,000 guide is close to the lower end of the historic evidence before any buyer costs or works.

Investment Snapshot

Strategy Recommendation

Proceed only after satisfactory survey, legal review and confirmation of all special-condition charges. Do not rely on a BTL or flip strategy until rent, condition, works and total costs are evidenced.

Works Required

No specific defects or refurbishment requirements are evidenced. Obtain a full survey and inspect the kitchen, shower room, conservatory, utility room, services, roof, windows and garden before budgeting works. No works allowance is estimated from the supplied evidence.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the estimated £138,000 GDV, 75% refinancing would be approximately £103,500. A BRRR calculation cannot be completed because refurbishment costs, buyer or seller charges, finance costs and achievable rent are unsupported. The guide is already close to the lower end of the historic comparable evidence.

Buy-to-Let Analysis

BTL viability cannot be established because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. The vacant status also means there is no passing rent. Buyer fees, seller charges and condition-related costs are unknown.

Flip Analysis

A flip surplus cannot be calculated because no refurbishment budget, selling costs or current resale evidence is supplied. The historic same-street sales indicate limited apparent gross headroom above the £120,000 guide before transaction and project costs.

Investor Risks & Due Diligence

• Historic comparable sales are dated from 2018 to 2020 and may not reflect current value.

• Property condition and required works are not evidenced.

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

• Additional seller or third-party charges may apply and amounts are not supplied.

• The property is vacant, with no passing rental income.

• An eight-week completion period applies.

Recommendation

Proceed only after satisfactory survey, legal review and confirmation of all special-condition charges. Do not rely on a BTL or flip strategy until rent, condition, works and total costs are evidenced.

Strategy Rating

Analysis Confidence

Same-street sold evidence supports a broad historic GDV range, but the sales are dated and there is no current condition, rental, EPC, fee or works-cost evidence.