98 Lewis Road, Neath, Neath Port Talbot, SA11 1DQ

Description

Detached house in need of refurbishment. Three-bedroom detached family home located on the sought-after Lewis Road just outside Neath town centre. The property requires updating and benefits from off-road parking and gardens to the front and rear.

Accommodation

Ground floor: entrance hall, lounge, dining room and kitchen. First floor: three bedrooms and a storage room with fitted shelving. Outside: driveway providing off-road parking with gardens to the front and rear, benefiting from an undercroft WC.

Location

Lewis Road, just outside Neath town centre; the road is described as sought after.

Tenure / Property Information

Investment Analysis

The supplied sold evidence is highly variable: £160,000 for 112 Lewis Road in 2021 and £415,000 for 102 Lewis Road in 2024, with no floor areas, condition details or bedroom counts supplied for comparison. A reliable GDV range cannot therefore be established. The £175,000 guide is below the 2024 comparable but above the 2021 comparable, while the subject requires refurbishment.

Investment Snapshot

Strategy Recommendation

Proceed only after a full inspection, measured survey, detailed refurbishment quotation and stronger comparable evidence. On the supplied evidence alone, do not rely on a flip or BRRR strategy and treat the guide-price BTL case as marginal before works and operating costs.

Works Required

General updating and refurbishment as required by the description. The evidence does not specify the condition or required works to the kitchen, bathroom, decoration, services, windows, roof or structure, so no reliable works budget can be calculated.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be completed reliably because the refurbishment cost, post-works GDV and refinance terms are unsupported. The property has freehold tenure, off-road parking and front and rear gardens, but the evidence is insufficient to determine whether value created would support a refinance.

Buy-to-Let Analysis

Advertised rental evidence is £750–£850 pcm, equivalent to £9,000–£10,200 annually, but these are asking rents rather than achieved rents. Against the £175,000 guide, the indicative gross yield is approximately 5.14%–5.83%. Including the stated £1,680 buyer premium and £2,625 administration charge, the known acquisition cost is £179,305 before works and other possible fees, producing an indicative gross yield of approximately 5.02%–5.69%. Operating costs, finance costs, voids and maintenance are not supplied.

Flip Analysis

A flip appraisal cannot be completed because no supported refurbishment budget or comparable-adjusted GDV is available. The 2021 and 2024 Lewis Road sales are materially different and lack comparable size, bedroom and condition information. Selling costs and any seller-cost reimbursement are also unspecified.

Investor Risks & Due Diligence

• Refurbishment scope and cost are not specified.

• Sold comparables show a wide range from £160,000 to £415,000 and lack size, bedroom and condition details.

• Rental evidence comprises advertised asking rents rather than achieved or passing rents.

• Additional auction-related charges may include searches, seller-cost reimbursement, legal fees and transfer fees, but amounts are unknown.

• Gross yield calculations exclude finance, maintenance, insurance, voids, management and other operating costs.

• No floor area, heating information, council tax information or detailed condition evidence is supplied.

Recommendation

Proceed only after a full inspection, measured survey, detailed refurbishment quotation and stronger comparable evidence. On the supplied evidence alone, do not rely on a flip or BRRR strategy and treat the guide-price BTL case as marginal before works and operating costs.

Strategy Rating

Analysis Confidence

Address, tenure, accommodation, guide, stated auction charges, two advertised rental figures and several sold comparables are supplied, but the comparable properties lack key specification details and there is no quantified refurbishment scope, GDV, passing rent or full fee schedule.