Bryn Berllan Bryn Road, Llanfairfechan, Gwynedd, LL33 0SB

Description

A charming 2-bedroom detached house located in the heart of the coastal village of Llanfairfechan. The property has a well-proportioned overall plot with a generous front garden and a stairwell to the rear leading up to the roadside, where residents appear to park their vehicles.

Accommodation

Living Room - 14' 11'' x 11' 0'' (4.54m x 3.35m); Kitchen - 12' 3'' x 7' 4'' (3.73m x 2.23m); Sitting Room - 13' 6'' x 8' 1'' (4.11m x 2.46m); Utility Room - 8' 1'' x 5' 1'' (2.46m x 1.55m); Bedroom One - 11' 6'' x 9' 7'' (3.50m x 2.92m); Bedroom Two - 11' 5'' x 7' 10'' (3.48m x 2.39m); Snug/Office - 13' 6'' x 6' 3'' (4.11m x 1.90m); Bathroom - 8' 1'' x 5' 1'' (2.46m x 1.55m)

Location

Located in the coastal village of Llanfairfechan, Gwynedd.

Tenure / Property Information

Investment Analysis

The only price evidence is the auction guide of £100,000–£120,000. No completed-sale comparables or sufficiently specific rental evidence were supplied, so market value, GDV and investment returns cannot be reliably established. The known £3,600 administration charge and possible additional legal, search, transfer and seller-cost reimbursements should be allowed for, but are not fully quantified.

Investment Snapshot

Strategy Recommendation

Treat as a conditional acquisition only. Review the legal pack, obtain a survey and establish local resale and rental evidence before bidding; do not rely on the current information for BTL, BRRR or flip viability.

Works Required

No specific physical defects or works are described. Obtain the legal pack and a survey, investigate the implications of the EPC F rating, and price any required energy-efficiency, maintenance or compliance works before bidding.

Rental & Market Context

Potential BRRR Position

BRRR cannot be quantified without a supported purchase price, refurbishment budget, post-works GDV and rent. The £3,600 administration charge is known, while other potential charges remain unquantified. Do not rely on refinancing until valuation, condition and legal-pack risks are established.

Buy-to-Let Analysis

BTL appraisal cannot be completed because no sufficiently specific rental evidence or auctioneer rent estimate was supplied. Gross yield, operating costs and cash flow are therefore unsupported. The EPC F rating may also affect lettability, financing or required improvement costs.

Flip Analysis

A flip appraisal cannot be completed because there are no sold comparables, supported GDV, refurbishment costs or selling-cost allowance. The guide range alone is insufficient to establish a resale margin.

Investor Risks & Due Diligence

• No completed-sale comparables were supplied, preventing a supported market-value or GDV assessment.

• No sufficiently specific rental evidence was identified, preventing yield and cash-flow analysis.

• EPC rating F may indicate energy-efficiency or financing/letting considerations, but the required works and costs are unknown.

• Residents appear to park at the roadside; dedicated parking is not confirmed.

• Potential search, seller-cost reimbursement, legal, transfer and other disbursement charges are not quantified.

• Condition, title and other legal-pack matters remain unverified.

Recommendation

Treat as a conditional acquisition only. Review the legal pack, obtain a survey and establish local resale and rental evidence before bidding; do not rely on the current information for BTL, BRRR or flip viability.

Strategy Rating

Analysis Confidence

Only the property description, guide range, EPC rating and one known administration charge were supplied. There are no sold comparables, rental evidence, condition report, refurbishment costs, GDV or complete fee schedule.