70 Princess Street, Abertillery, Gwent

Description

Freehold mid terrace house arranged over ground and first floors requiring modernisation. By order of the Fixed Charge Receivers.

Accommodation

First floor: Three bedrooms, bathroom/WC. Ground floor: Reception room, kitchen, utility. Outside: Rear yard. Gross Internal Area GIA: Approximately 74.2 sq m (797 sq ft).

Location

The property is situated on Princess Street between its junctions with Cwm Cottage Road and Hill Street. Public transport links include Llanhilleth Railway Station and local bus services. Road links include the A467 and A4046. Shopping amenities are available in Abertillery Town Centre, with further shops, bars and restaurants in Ebbw Vale Town Centre. Recreational pursuits include Abertillery Park and Six Bells Country Park.

Tenure / Property Information

Investment Analysis

Sold evidence on Princess Street ranges from £55,000 to £82,000, including the subject property at £70,000 in July 2023 and a nearby comparable at £78,000 in June 2026. A base GDV of £78,000 is used, with a low scenario of £70,000 and high scenario of £82,000. The comparables do not provide condition or bedroom details, so the GDV remains indicative, particularly because the subject requires modernisation.

Investment Snapshot

Strategy Recommendation

Proceed only subject to inspection, full special conditions and a confirmed refurbishment budget. The guide price leaves limited apparent headroom against the evidenced GDV range, so avoid bidding without verified costs.

Works Required

Modernisation is required, but the supplied evidence does not specify the defects or scope. Any works assessment should be based on inspection and may include updating the kitchen, bathroom, decoration, flooring and services only where required.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

On the base GDV, 75% refinancing is approximately £58,500. However, refurbishment costs, total acquisition costs beyond the £1,800 documentation fee, finance costs and achievable rent are unknown, so cash required and BRRR viability cannot be established.

Buy-to-Let Analysis

No sufficiently specific rental evidence or auctioneer rent estimate is supplied, so rent and yield cannot be established. Modernisation costs are also unknown, preventing a reliable total-cost assessment.

Flip Analysis

The guide price is £57,000 and the documented buyer administration charge is £1,800, before any applicable seller fees and refurbishment. Against an indicative £78,000 GDV, the margin cannot be reliably calculated because works and selling allowances are unsupported.

Investor Risks & Due Diligence

• Unknown extent and cost of the required modernisation.

• No sufficiently specific rental evidence, preventing BTL yield analysis.

• Seller may charge additional completion fees under the Special Conditions of Sale.

• Parking and heating details are unconfirmed.

• GDV comparables do not include condition or bedroom information.

Recommendation

Proceed only subject to inspection, full special conditions and a confirmed refurbishment budget. The guide price leaves limited apparent headroom against the evidenced GDV range, so avoid bidding without verified costs.

Strategy Rating

Analysis Confidence

There is useful same-street sold-price evidence, including a 2026 sale, but the comparables lack condition and bedroom details. No rent, detailed defects, refurbishment costs, parking/heating information or seller-fee details are supplied.