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33 Mary Street Seven Sisters, Neath, SA10 9BG
Marketed by:
Auction House Wales
6 Station Rd, Radyr, Cardiff CF15 8AA, UK
02920 475 184
3 Bed Terrace House – Seven Sisters
33 Mary Street Seven Sisters, Neath, SA10 9BG
Sold
£55,000+
Key Features
- 3 bedrooms
- See Legal Pack
- EPC: F
Description
Stop slideshow Previous 1 of 9 Next Enlarge Stop slideshow Previous 2 of 9 Next Enlarge Stop slideshow Previous 3 of 9 Next Enlarge Stop slideshow Previous 4 of 9 Next Enlarge Stop slideshow Previous 5 of 9 Next Enlarge Stop slideshow Previous 6 of 9 Next Enlarge Stop slideshow Previous 7 of 9 Next Enlarge Stop slideshow Previous 8 of 9 Next Enlarge Stop slideshow Previous 9 of 9 Next Enlarge Close Previous Next and closes Wednesday 7th October 2026 at Midday. Description and closes Wednesday 7th October 2026 at Midday. Three Bedroom, Mid Terraced House A three-bed terraced house in need of updating. The property is located in the village of Seven Sisters with local amenities nearby and access south towards the town of Neath and The M4. Ideal investment opportunity for the buy to let landlord / investor. Ground Floor Entrance hall, living room / dining room, kitchen and shower room. First Floor Three Bedrooms. Viewings Via our partner agents Clee Tompkinson & Francis, Neath 01639 646926 Council Tax Band - B Buying at auction This is a contractual commitment, you are legally obliged to buy the lot on the terms of the sale memorandum at the price you bid. If you are the successful bidder, you are required to pay the deposit and auction fees immediately. As agent for the seller, we treat any failure to satisfy your obligations as your repudiation of the contract and the seller may then have a claim against you for breach of contract. You must not bid unless you wish to be bound by the common conditions of auction.
Accommodation
The source particulars describe the accommodation above; room-by-room dimensions should be checked against the auction floorplan and legal pack where available.
Location
Property located at 33 Mary Street Seven Sisters, Neath, SA10 9BG. Local access, services and immediate surroundings should be confirmed during viewing and due diligence.
Tenure
See Legal Pack | EPC: F
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 | £55,000+ / For Sale |
| Low / Base / High Works | £20,000 / £35,000 / £55,000 |
| Purchase + Base Works | £90,000 |
| Auction / Buyer Fee Allowance | £1,200 |
| Legal / Searches Allowance | £1,800 |
| Finance Allowance | £3,025 |
| Holding Cost Allowance | £4,500 |
| Works Contingency | £3,500 |
| Estimated Base Project Cost | £104,025 excluding buyer-specific SDLT |
| Low / Base / High GDV | £66,000 / £77,000 / £91,000 |
| Low / Base / High Rent | £1,175 / £1,350 / £1,525 pcm |
| Base Annual Rent | £16,200 |
| Gross Yield – Guide | 29.5% |
| Gross Yield – Total Project Cost | 15.6% |
| 70% / 75% Refinance on Base GDV | £53,900 / £57,750 |
| Cash Left In at 75% | £46,275 |
| Base Flip Surplus | £-27,025 |
| 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 | £3,000–£8,250 |
| Core refurbishment / building works | £9,000–£24,750 |
| Services / compliance / finishes | £5,000–£13,750 |
| Contingency / external works | £3,000–£8,250 |
HB works allowance: Low £20,000, Base £35,000, High £55,000. The Base Works figure is used consistently below; a measured survey and contractor pricing are required before commitment.
Rental Value
HB working rental range: £1,175–£1,525 pcm, with £1,350 pcm (£16,200 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 £66,000; works £55,000; rent £1,175 pcm |
| Base Scenario | GDV £77,000; works £35,000; rent £1,350 pcm |
| High Scenario | GDV £91,000; works £20,000; rent £1,525 pcm |
BTL Analysis
| Monthly / Annual Rent | £1,350 pcm / £16,200 pa |
| Gross Yield on Guide | 29.5% |
| Gross Yield on Total Project Cost | 15.6% |
Gross yields exclude management, maintenance, voids, insurance, service charge where applicable, tax and mortgage costs.
BRRR Analysis
| Base Project Cost | £104,025 excluding SDLT |
| Base GDV | £77,000 |
| 70% Refinance | £53,900 |
| 75% Refinance | £57,750 |
| Cash Left In at 75% | £46,275 |
Refinance is illustrative and depends on lender criteria, valuation, rent stress testing and property condition.
Flip Analysis
| Base Project Cost | £104,025 excluding SDLT |
| Base GDV | £77,000 |
| Estimated Base Surplus | £-27,025 |
| Surplus on Cost | -26.0% |
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 | £77,000 |
| Less Base Works | £35,000 |
| Less Auction / Legal / Finance / Holding / Contingency | £14,025 |
| Required Return Allowance | 15% of Base GDV |
| HB Desktop Screening Ceiling | £16,425 |
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 :
011
Property Location:
33 Mary Street Seven Sisters, Neath, SA10 9BG
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