7B Gwar Y Caeau, Port Talbot, Neath Port Talbot

Description

Residential Investment - Detached bungalow. Detached dormer style bungalow located just outside the town of Port Talbot with excellent access to the M4 and the A48. The property has been updated and is currently tenanted. The property is to be sold with the current tenant in situ. Please refer to the legal pack for further information.

Accommodation

The accommodation is believed to consist of an open plan living area/kitchen, inner hallway leading to three further rooms, stairs leading to converted roof space with master bedroom, dressing room and ensuite.

Location

Located just outside Port Talbot, with excellent access to the M4 and the A48.

Tenure / Property Information

Investment Analysis

The exact property sold for £130,000 in January 2024. Other detached freehold sales on Gwar Y Caeau range from £150,000 to £180,000, but their size, condition and accommodation are not supplied. The £120,000 guide equates to £122,700 including the £600 buyer premium and £2,100 minimum admin charge, before other fees or any unquantified works. A base GDV of £130,000 is supported, but current value remains uncertain.

Investment Snapshot

Strategy Recommendation

Do not bid at the guide without confirming the passing rent, tenancy terms, legal position and property condition. On the supplied evidence, the deal is not sufficiently supported for BTL, BRRR or flipping; proceed only at a materially lower price after due diligence.

Works Required

No specific refurbishment works are evidenced; the property is described as updated. Allowances should remain subject to inspection and legal-pack review, including confirmation of the converted roof-space accommodation and any required compliance works.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the £130,000 base GDV, a theoretical 75% refinance is £97,500. Against the £122,700 purchase cost including the stated buyer and minimum admin charges, indicative cash left in is £25,200. This excludes finance, tax, legal, valuation, lender and other auction costs, and any unquantified works. Refinance and valuation are not guaranteed.

Buy-to-Let Analysis

BTL yield cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. The property is tenanted, but the passing rent, tenancy terms and tenant position require verification from the legal pack. At the guide, known purchase costs total £122,700 before other charges and any works.

Flip Analysis

At the £130,000 base GDV, the gross margin over the £122,700 known purchase cost is £7,300 before selling costs, finance, tax and works. The £180,000 high comparable suggests greater upside only if sufficiently comparable, which is not established by the supplied evidence. A reliable flip surplus cannot therefore be calculated.

Investor Risks & Due Diligence

• No passing rent or sufficiently specific rental evidence is available, so rental yield cannot be assessed.

• The property is sold with the current tenant in situ; tenancy terms, rent, arrears, deposit and possession position are not supplied.

• The exact property sold for £130,000 in 2024, leaving limited apparent margin at the £120,000 guide before additional costs.

• Nearby comparable prices vary materially and their accommodation, condition and size are not provided.

• Additional auction charges may apply, including searches, seller costs, legal fees, transfer fees and other disbursements.

• The accommodation description is stated to be believed and includes converted roof space; compliance and valuation treatment require verification.

• No specific refurbishment budget, finance costs, tax costs or resale costs can be established from the evidence.

Recommendation

Do not bid at the guide without confirming the passing rent, tenancy terms, legal position and property condition. On the supplied evidence, the deal is not sufficiently supported for BTL, BRRR or flipping; proceed only at a materially lower price after due diligence.

Strategy Rating

Analysis Confidence

There is a recent exact-property sale and several nearby completed sales, but no rent, tenancy details, detailed condition, floor area, selling costs or full legal-pack information is supplied.