4 Goscombe Drive, Penarth, Vale of Glamorgan, CF64 2LF

Description

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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 4 Goscombe Drive, Penarth, Vale of Glamorgan, CF64 2LF. Local access, services and immediate surroundings should be confirmed during viewing and due diligence.

Tenure

Leasehold | Lease details: 99 years from June 1965 | 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

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

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

BTL Analysis

Gross yields exclude management, maintenance, voids, insurance, service charge where applicable, tax and mortgage costs.

BRRR Analysis

Refinance is illustrative and depends on lender criteria, valuation, rent stress testing and property condition.

Flip Analysis

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

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.