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Barn adjacent to The Mansel Arms Porthyrhyd, Carmarthen, SA32 8BS
Marketed by:
Auction House Wales
6 Station Rd, Radyr, Cardiff CF15 8AA, UK
02920 475 184
Barn Conversion Opportunity – Carmarthen
Barn adjacent to The Mansel Arms Porthyrhyd, Carmarthen, SA32 8BS
For Sale
£55,000+
Key Features
- 4 bedrooms
- Freehold
- EPC: Verify source/legal pack
- Planning
- Parking
Description
Stop slideshow Previous 1 of 7 Next Enlarge Stop slideshow Previous 2 of 7 Next Enlarge Stop slideshow Previous 3 of 7 Next Enlarge Stop slideshow Previous 4 of 7 Next Enlarge Stop slideshow Previous 5 of 7 Next Enlarge Stop slideshow Previous 6 of 7 Next Enlarge Stop slideshow Previous 7 of 7 Next Enlarge Close Previous Next and closes Wednesday 7th October 2026 from Midday. Description and closes Wednesday 7th October 2026 from Midday. Potential Barn Conversion Opportunity – Lapsed Planning Permission An opportunity to acquire a barn which previously benefited from planning permission for conversion into a four-bedroom dwelling. The property benefits from a large rear garden and off-road parking, and is situated in a semi-rural location close to the village of Cross Hands, which offers a range of local amenities including shops, restaurants and leisure facilities. The property also benefits from convenient access to the A48, providing direct routes to Carmarthen and the M4 motorway at Pont Abraham. The previous planning permission was granted under reference W/29912 and has now lapsed. Interested parties are advised to make their own enquiries with Carmarthenshire County Council regarding the planning history and potential future use of the property. Barn Double door entrance with split level inside. Outside Front driveway and rear garden. IMPORTANT INFORMATION Buying at auction is a contractual commitment, you are legally obliged to buy the lot on the terms of the sale memorandum at the price you bid. If you are the successful bidder, you are required to pay the deposit
Accommodation
The source particulars describe the accommodation above; room-by-room dimensions should be checked against the auction floorplan and legal pack where available.
Location
Property located at Barn adjacent to The Mansel Arms Porthyrhyd, Carmarthen, SA32 8BS. Local access, services and immediate surroundings should be confirmed during viewing and due diligence.
Tenure
Freehold | EPC: Verify source/legal pack
Tenancy / Occupancy
No passing rent has been assumed unless explicitly stated in the source particulars. Confirm vacant possession, occupational interests and any tenancy documentation in the legal pack.
Development / Planning
The source identifies a development/planning angle. Planning status, drawings, conditions, CIL/S106 exposure, access, services and buildability must be independently verified before bidding.
Investment Analysis
Auctioneer/source facts are set out above. The figures below are HB desktop screening estimates based on the supplied particulars and current property type/condition. They are not an auctioneer valuation or formal survey.
The Base Scenario is used consistently throughout. SDLT is buyer-specific and should be added separately before setting a final bidding ceiling.
Investment Snapshot
| Guide Price / Status | £55,000+ / For Sale |
| Low / Base / High Works | £8,000 / £14,000 / £22,000 |
| Purchase + Base Works | £69,000 |
| Auction / Buyer Fee Allowance | £1,200 |
| Legal / Searches Allowance | £1,800 |
| Finance Allowance | £3,025 |
| Holding Cost Allowance | £4,500 |
| Works Contingency | £1,400 |
| Estimated Base Project Cost | £80,925 excluding buyer-specific SDLT |
| Low / Base / High GDV | £63,000 / £74,000 / £88,000 |
| Low / Base / High Rent | £500 / £650 / £800 pcm |
| Base Annual Rent | £7,800 |
| Gross Yield – Guide | 14.2% |
| Gross Yield – Total Project Cost | 9.6% |
| 70% / 75% Refinance on Base GDV | £51,800 / £55,500 |
| Cash Left In at 75% | £25,425 |
| Base Flip Surplus | £-6,925 |
| Suggested Strategy | Commercial / Mixed Use |
Market Comparables
HB desktop market evidence should be read together with the exact property type, condition, tenure and local micro-location. The Low/Base/High GDV range above is a screening range and must be confirmed against recent Land Registry sold evidence before a binding bid is made.
Proposed Works
| Initial strip-out / preparation | £1,200–£3,300 |
| Core refurbishment / building works | £3,600–£9,900 |
| Services / compliance / finishes | £2,000–£5,500 |
| Contingency / external works | £1,200–£3,300 |
HB works allowance: Low £8,000, Base £14,000, High £22,000. The Base Works figure is used consistently below; a measured survey and contractor pricing are required before commitment.
Rental Value
HB working rental range: £500–£800 pcm, with £650 pcm (£7,800 pa) used as the Base case. This is a desktop estimate rather than passing rent and should be checked against live comparable lettings.
Low / Base / High Investment Scenario
| Low Scenario | GDV £63,000; works £22,000; rent £500 pcm |
| Base Scenario | GDV £74,000; works £14,000; rent £650 pcm |
| High Scenario | GDV £88,000; works £8,000; rent £800 pcm |
BTL Analysis
| Monthly / Annual Rent | £650 pcm / £7,800 pa |
| Gross Yield on Guide | 14.2% |
| Gross Yield on Total Project Cost | 9.6% |
Gross yields exclude management, maintenance, voids, insurance, service charge where applicable, tax and mortgage costs.
Flip Analysis
| Base Project Cost | £80,925 excluding SDLT |
| Base GDV | £74,000 |
| Estimated Base Surplus | £-6,925 |
| Surplus on Cost | -8.6% |
This is a desktop screening surplus, not net profit. SDLT, tax and any additional selling/professional costs must be included before a final decision.
Commercial Analysis
The specialist strategy must be appraised separately using the actual planning/use position, professional fees, infrastructure or fit-out costs, finance, contingency and an appropriate investor/developer return. Do not rely on a standard residential yield model alone.
Maximum Bid Indicator
| Base GDV | £74,000 |
| Less Base Works | £14,000 |
| Less Auction / Legal / Finance / Holding / Contingency | £11,925 |
| Required Return Allowance | 15% of Base GDV |
| HB Desktop Screening Ceiling | £36,975 |
The HB Desktop Screening Ceiling is an appraisal indicator only, not a formal valuation or instruction to bid. Add buyer-specific SDLT and amend finance/return requirements before use.
Strategy Recommendation
Commercial / Mixed Use. This is the most relevant desktop strategy based on the source property type and current assumptions. Proceed only after legal-pack, survey, funding and market-evidence checks.
Strategy Rating
Commercial Investment ★★★☆☆ | Development ★★★☆☆
Key Risks
- Condition and refurbishment-cost overrun risk.
- Legal title, special conditions and financeability must be checked.
- Desktop GDV and rental assumptions require confirmation against current comparable evidence.
Analysis Confidence
Medium. The supplied individual-lot scrape provides useful source facts, photographs and location data. Confidence remains below High until the legal pack, physical survey and final sold/rental comparable evidence are fully checked.
Auction Details :
Auction House Wales
Auction Date :
07/10/26
Lot Number :
005
Property Location:
Barn adjacent to The Mansel Arms Porthyrhyd, Carmarthen, SA32 8BS
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