57D Mostyn Avenue, Llandudno, Conwy, LL30 1DZ

Description

Positioned in a central and highly convenient location within the sought-after Craig y Don area of Llandudno. The property comprises a ground floor commercial unit, previously utilised as a shop and post office, with two self-contained apartments above. It is located near a primary school, supermarkets, a retail park, transport links and the A55 Expressway. Internal shots were not taken by Auction House and no member of staff at the time of listing had internally inspected the property.

Accommodation

Ground floor commercial unit, previously utilised as a shop and post office, with two self-contained apartments above.

Location

Central and highly convenient location in the Craig y Don area of the coastal town of Llandudno, near a primary school, supermarkets, a retail park, excellent transport links and the A55 Expressway.

Tenure / Property Information

Investment Analysis

The £375,000 guide is the only supplied pricing evidence. No completed-sale comparables, rental evidence or internal inspection information was provided, so market value, GDV and investment returns cannot be reliably estimated. The property is mixed-use, comprising a commercial unit and two self-contained apartments, with additional auction costs including the stated £3,600 administration charge and potentially other disbursements.

Investment Snapshot

Strategy Recommendation

Do not bid on the current evidence alone. Obtain internal access, confirm the legal and planning position for the commercial unit and two apartments, establish separate rental evidence and obtain independent valuation and refurbishment quotations before setting a bid limit.

Works Required

No specific works can be supported from the evidence because Auction House did not internally inspect the property and no internal photographs or condition schedule were provided. A full inspection, services review and EPC-related assessment would be required before specifying works.

Rental & Market Context

Potential BRRR Position

A BRRR assessment is not supportable without evidence for achievable rents, condition, refurbishment cost, valuation or refinance terms. The £3,600 administration charge is known, while further buyer and legal disbursements may apply.

Buy-to-Let Analysis

BTL returns cannot be established because no sufficiently specific rental comparables or auctioneer rent estimate were supplied. The mixed commercial and residential composition also requires separate assessment of the commercial unit and each apartment.

Flip Analysis

A flip appraisal cannot be calculated because there are no completed-sale comparables, GDV evidence, internal condition details, refurbishment costs or supported selling allowance. The £375,000 guide should not be treated as market value.

Investor Risks & Due Diligence

• Auction House did not internally inspect the property and no internal photographs were taken.

• EPC rating F is recorded for the property, with a separate CEPC rating C, but no improvement scope or cost is supplied.

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

• No completed-sale comparables or other market valuation evidence are supplied.

• Special Conditions of Sale may impose search fees, seller-cost reimbursement, legal fees, transfer fees and other disbursements.

• The mixed-use arrangement requires confirmation of the legal, planning and operational status of the commercial unit and two apartments.

Recommendation

Do not bid on the current evidence alone. Obtain internal access, confirm the legal and planning position for the commercial unit and two apartments, establish separate rental evidence and obtain independent valuation and refurbishment quotations before setting a bid limit.

Strategy Rating

Analysis Confidence

The guide price, tenure, accommodation description, EPC ratings and administration charge are supplied, but there is no internal inspection, no condition evidence, no rental evidence, no comparable sales and no auctioneer rent estimate.