6 Cwm Road, Penmachno, Betws-y-Coed, LL24 0UN

Description

A two bedroom stone cottage, in need of some updating. The property benefits from a rear garden and on street parking.

Accommodation

Ground Floor - Open Plan Living Room & Kitchen. First Floor - Two Bedrooms, Shower Room/WC.

Location

Located on Cwm Road, accessed off Llewelyn Street. A range of recreational amenities are available including Penmachno Park. Road links via the A5. Transport Betws-y-Coed - National Rail.

Tenure / Property Information

Investment Analysis

Recent completed sales on Cwm Road range from £134,950 to £145,000 in 2025–2026, with an earlier 2023 sale at £122,000. A base GDV of £135,000 is used as a cautious estimate for this two-bedroom cottage, subject to its stated need for updating. Low and high scenarios use the supplied £122,000 and £145,000 comparable evidence respectively. These are estimates, not formal valuations.

Investment Snapshot

Strategy Recommendation

Potential value opportunity, but do not bid to a fixed maximum until inspection, refurbishment scope, auction fees, VAT position and special conditions are confirmed. The advertised rent supports initial BTL screening, subject to achievable rent and total-cost verification.

Works Required

General updating as required following inspection, while retaining the existing two-bedroom layout, open-plan living/kitchen arrangement, shower room and rear garden. No specific defects or works costs are evidenced, so a refurbishment allowance cannot be quantified.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £45,000 guide, the indicative refinance amount at 75% of the £135,000 base GDV is £101,250. However, cash left in and equity cannot be calculated reliably because refurbishment costs, the auction buyer fee, possible VAT and other charges are unknown. The refinance assumption also depends on the achieved post-works value and lender criteria.

Buy-to-Let Analysis

The supplied advertised asking rent is £750 pcm, equivalent to £9,000 annually. This produces a 20.0% gross yield against the £45,000 guide price, before refurbishment, buyer premium, VAT, finance, tax, insurance, maintenance and other costs. The rent is advertised rather than achieved, and total-cost yield cannot be established because works and buyer charges are unspecified.

Flip Analysis

The evidence indicates a potential value gap between the £45,000 guide and nearby completed sales, but no supported refurbishment budget, buyer fee, VAT amount, selling allowance or resale costs are provided. A reliable flip surplus and maximum bid therefore cannot be calculated.

Investor Risks & Due Diligence

• The property is stated to need updating, but the extent and cost of works are unknown.

• The buyer fee is unspecified and VAT may apply; further seller charges may also arise under the special conditions.

• The £750 pcm figure is an advertised asking rent, not an achieved or passing rent.

• On-street parking is the only stated parking provision.

• GDV estimates are based on nearby completed sales whose condition and specification are not provided.

• Finance, refinance valuation and lender acceptance are not guaranteed.

Recommendation

Potential value opportunity, but do not bid to a fixed maximum until inspection, refurbishment scope, auction fees, VAT position and special conditions are confirmed. The advertised rent supports initial BTL screening, subject to achievable rent and total-cost verification.

Strategy Rating

Analysis Confidence

There are several relevant recent same-road completed sales and two consistent advertised rent listings, but condition details, EPC, heating, refurbishment costs, buyer premium, VAT and other sale charges are unavailable.