40, High Street, Llangefni, Gwynedd, LL77 7NA

Description

The property comprises a two-floor building that is a ground floor retail premises with ancillary space above. The ground floor extends to some 795 sq. ft. with further rooms above and a WC. Purchasers may wish to consider continued use after completing the already started refurbishment, self-containing the first floor, creating two flats or converting to a single dwelling, subject to necessary consents. Bidders are deemed to rely solely on their own enquiries as to permissions required for intended development.

Accommodation

Ground floor retail premises with ancillary space above, further rooms and a WC. Ground floor combined areas: 742 sq. ft. First floor combined: 628 sq. ft.

Location

Llangefni lies off the north side of the A55, the main arterial link road from Bangor to Holyhead. The property is located within the centre of Llangefni, which offers a good range of local shopping facilities and services to the resident population and surrounding catchment.

Tenure / Property Information

Investment Analysis

The guide is £15,000 for a vacant freehold two-floor former shop with stated areas of 742 sq. ft. ground floor and 628 sq. ft. first floor. Same-street sold evidence ranges from £40,000 to £130,000, but the comparables are recorded only as “Other” or “Terraced” and provide insufficient detail on size, condition, configuration, use or development potential. A reliable GDV or scenario range cannot therefore be established from the supplied evidence. The £1,800 inclusive-of-VAT contract documentation fee is known; possible seller fees remain unspecified.

Investment Snapshot

Strategy Recommendation

Proceed only as a conditional-value opportunity after confirming planning requirements, condition, refurbishment cost, exit use and local market evidence. Do not rely on the guide or broad same-street sales as proof of profit.

Works Required

Complete the already started refurbishment only after inspection and obtain advice on the necessary consents. Potential options described in the particulars are self-containing the first floor, creating two flats, or converting to a single dwelling. No specific defects, specification or works cost is supplied, so no refurbishment allowance can be calculated.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR analysis cannot be completed reliably because refurbishment costs, achievable residential or commercial rent, GDV and refinance valuation evidence are unavailable. The £1,800 documentation fee is known, while additional seller fees may apply but are not quantified.

Buy-to-Let Analysis

BTL performance cannot be established because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. The building is currently described as a vacant former retail premises, and any residential use or subdivision may require consents.

Flip Analysis

A flip surplus cannot be calculated. Same-street sales provide broad context but are not sufficiently detailed or comparable to support a defensible GDV, and no works budget or selling allowance is supplied.

Investor Risks & Due Diligence

• Intended residential conversion, subdivision or self-contained first-floor use may require consents that are not confirmed.

• The scope and cost of completing the already started refurbishment are unknown.

• No sufficiently specific rental evidence or auctioneer rent estimate is available.

• The supplied sold comparables lack sufficient detail on size, condition and configuration for a reliable valuation.

• Parking, heating and council tax information is unavailable from the supplied evidence.

• Additional seller fees may be payable under the special conditions but are not quantified.

• The property is vacant and currently described as former retail accommodation, so residential or continued commercial exit assumptions are unverified.

Recommendation

Proceed only as a conditional-value opportunity after confirming planning requirements, condition, refurbishment cost, exit use and local market evidence. Do not rely on the guide or broad same-street sales as proof of profit.

Strategy Rating

Analysis Confidence

The property description and guide are supplied, but there is no reliable rent evidence, refurbishment budget, detailed comparable evidence, confirmed planning position, or quantified seller fees.