7, Bronwydd, Swansea, West Glamorgan, SA7 9QJ

Description

One bedroom first floor studio flat comprising a living/sleeping area, kitchen and bathroom.

Accommodation

Living/sleeping area, kitchen and bathroom.

Location

Situated in the popular area of Birchgrove, ideally positioned for access to the M4 corridor, Morriston Hospital and the DVLA.

Tenure / Property Information

Investment Analysis

The five supplied Land Registry comparables are leasehold flats in the same development, ranging from £21,000 to £58,000, but completed between 2007 and 2016. The most recent comparable, 6 Bronwydd, sold for £26,000 in March 2016. These historic sales do not provide sufficient evidence for a current GDV, and the £32,000 guide cannot be independently validated from the supplied data.

Investment Snapshot

Strategy Recommendation

Proceed only after legal-pack review, inspection, confirmation of service charge and ground-rent terms, and independent evidence of current value and rent. On the supplied evidence alone, avoid underwriting a BTL, BRRR or flip purchase.

Works Required

No physical defects or refurbishment requirements are evidenced. Obtain and review the legal pack, inspect the flat, and confirm the condition of the kitchen, bathroom, finishes, services and communal areas before allocating any works budget.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be completed without a current GDV, supported rent, refurbishment budget and full acquisition costs. The 75-year lease, unknown service-charge terms and EPC E should be investigated before considering refinanceability or lender appetite.

Buy-to-Let Analysis

BTL viability cannot be established because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. The known guide is £32,000, with a £1,800 inclusive-of-VAT buyer administration charge, while service charge and any additional seller fees remain unknown. Ground rent is stated at £120 per annum.

Flip Analysis

A flip surplus cannot be calculated because current GDV, refurbishment costs and selling allowances are unsupported. The historic same-development sales are too old to establish a reliable resale value at the auction date.

Investor Risks & Due Diligence

• Only historic comparable sales are supplied, with the latest dating from 2016.

• The lease has 75 years remaining as of the auction date.

• Annual service charge and ground-rent review or increase details are not supplied.

• Additional seller fees may be payable under the Special Conditions of Sale.

• EPC rating is E.

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

• Physical condition and refurbishment requirements are not evidenced.

Recommendation

Proceed only after legal-pack review, inspection, confirmation of service charge and ground-rent terms, and independent evidence of current value and rent. On the supplied evidence alone, avoid underwriting a BTL, BRRR or flip purchase.

Strategy Rating

Analysis Confidence

The evidence includes the guide, one known buyer charge, lease headline terms and historic same-development sales, but lacks current valuation evidence, rent, condition, service charge, full fees and seller-cost details.