4 Dogo Street, Pontcanna, Cardiff

Description

Two outstanding apartments off Cathedral Road in Pontcanna. Freehold mid-terraced property currently arranged as two self-contained apartments. Both apartments are very well presented and benefit from a selection of cafes, restaurants and boutiques in and around Pontcanna. Ideal investment opportunity or for multi-generational living.

Accommodation

Ground Floor Apartment: entrance hall, lounge/diner with feature bay window to front, kitchen, shower room and two bedrooms. Rear garden with a detached garden room with power and lighting. First Floor Apartment: entrance hallway, lounge/diner, kitchen, shower room and two bedrooms.

Location

Located in Pontcanna, just off Cathedral Road and near Cardiff city centre.

Tenure / Property Information

Investment Analysis

The only supplied completed sale is the same address at £430,000 on 20 December 2018, recorded as a freehold flat/maisonette. The £485,000 guide is £55,000, or approximately 12.8%, above that historic sale. No current comparable evidence, formal valuation, rental evidence or auctioneer rent estimate is supplied, so a supported current GDV and maximum bid cannot be established.

Investment Snapshot

Strategy Recommendation

Do not commit at the guide price on the supplied evidence alone. Proceed only after obtaining current valuation and rental evidence, confirming the legal/compliance position of both apartments and budgeting all auction and project costs.

Works Required

No specific refurbishment defects or required works are evidenced. Allowance cannot be estimated. Verify the condition of both apartments, the garden room, services, kitchens, shower rooms and any compliance requirements for the two-apartment arrangement before bidding.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be supported without a current GDV, refurbishment budget, achievable rent and finance assumptions. The stated freehold tenure and two-apartment layout are relevant, but legal, planning, building-regulation and lender acceptability should be verified before relying on refinance.

Buy-to-Let Analysis

The property is described as two self-contained apartments, but no sufficiently specific rental comparables or auctioneer rent estimate are supplied. Rent, gross yield and affordability therefore cannot be established. The 1.5% buyer administration charge, subject to the stated £2,100 minimum, would apply to the purchase price, with other possible auction costs also noted.

Flip Analysis

A flip appraisal cannot be completed because no current resale evidence, refurbishment budget or selling-cost allowance is supplied. The historic same-address sale at £430,000 is not sufficient by itself to support a current resale value against the £485,000 guide.

Investor Risks & Due Diligence

• The only completed sale supplied is historic, dated 2018, and categorised as a flat/maisonette rather than the described two-apartment property.

• No sufficiently specific rental evidence or auctioneer rent estimate is available, so investment yield cannot be tested.

• No condition survey or refurbishment budget is supplied.

• Additional auction costs may include searches, seller-cost reimbursement, legal or transfer fees, buyer premiums and disbursements.

• The legal, planning, building-regulation and lender acceptability position of the two self-contained apartments is not evidenced.

• Occupancy information is not supplied.

Recommendation

Do not commit at the guide price on the supplied evidence alone. Proceed only after obtaining current valuation and rental evidence, confirming the legal/compliance position of both apartments and budgeting all auction and project costs.

Strategy Rating

Analysis Confidence

Evidence includes one historic same-address sale and the guide price, but lacks current comparables, rent, condition/works costs, occupancy information and a formal GDV.