72, 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: Two bedrooms, bathroom/WC. Ground floor: Reception room, kitchen. Outside: Rear yard. Gross Internal Area GIA approximately 70 sq m (753 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 locally within Abertillery Town Centre, with further shops, bars and restaurants in Ebbw Vale Town Centre. Recreational pursuits are available at Abertillery Park and Six Bells Country Park.

Tenure / Property Information

Investment Analysis

The evidence provides a direct same-property completed sale at £55,000 in July 2024 and nearby Princess Street terraced sales from £70,000 to £82,000 between July 2023 and June 2026. The subject is vacant and requires modernisation, but the comparables' condition and accommodation are not supplied. An indicative evidence-led range is £55,000–£82,000, with £70,000 used as a cautious base scenario; this is not a formal valuation.

Investment Snapshot

Strategy Recommendation

Proceed only subject to inspection, full legal pack review and a detailed refurbishment budget. The guide appears below the indicative comparable range, but the unknown modernisation cost and unavailable rental evidence make this unsuitable for an underwritten BTL or flip decision at present.

Works Required

Modernisation is required, but the supplied evidence does not identify specific defects or scope. Obtain a full inspection and quotations before pricing works; avoid assuming structural, damp, heating, electrical or other defects.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £50,000 guide, the known purchase price plus the £1,800 documentation fee is £51,800 before works and any other costs. A 75% refinance against the £70,000 base GDV would be £52,500, but total project cost, lending costs, valuation criteria and refinance availability are unknown. Cash left in therefore cannot be calculated reliably.

Buy-to-Let Analysis

No sufficiently specific rental evidence or auctioneer rent estimate is supplied, so rent, yield and sustainable BTL cash flow cannot be established. The £1,800 inclusive-of-VAT contract documentation fee is known, while refurbishment and any seller-charged fees remain unquantified.

Flip Analysis

The £55,000–£82,000 completed-sales evidence indicates potential resale value above the £50,000 guide, but the required modernisation cost, selling costs and any additional completion fees are unknown. A reliable flip surplus and maximum bid cannot therefore be calculated.

Investor Risks & Due Diligence

• Modernisation scope and cost are unknown.

• No sufficiently specific rental evidence is available, preventing a reliable BTL yield assessment.

• Comparable property condition and specification are not supplied.

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

• Parking and heating information require confirmation from the auction centre.

• Refinance availability and valuation outcome are not guaranteed.

Recommendation

Proceed only subject to inspection, full legal pack review and a detailed refurbishment budget. The guide appears below the indicative comparable range, but the unknown modernisation cost and unavailable rental evidence make this unsuitable for an underwritten BTL or flip decision at present.

Strategy Rating

Analysis Confidence

There are several relevant completed sales, including a direct prior sale, but comparable condition, exact modernisation scope, rental evidence, selling costs and possible seller fees are not supplied.