Brynseion Chapel, Heol Y Graig, Cardigan, SA43 2HB

Description

Substantial redevelopment opportunity. Located in the sought after village of Aberporth on the Cardigan Bay coastline with its blue flag beaches, cafes and restaurants. The chapel dates back to 1883 and was converted approximately 30 years ago to provide 5 bedroom accommodation over three floors. The building is of solid stone construction under a slate roof and benefits from wonderful sea views and access to the Wales Coastal Path. Ideal for further redevelopment subject to the usual consents.

Accommodation

Ground Floor: Side entrance into kitchen area, wet room / WC, access to the main church area and the front entrance hallway. First Floor: Substantial lounge area, kitchen, bathroom, bedroom and a box room. Second Floor: Four further bedrooms and a shower room.

Location

Located in the sought after village of Aberporth on the Cardigan Bay coastline, with blue flag beaches, cafes and restaurants, wonderful sea views and access to the Wales Coastal Path.

Tenure / Property Information

Investment Analysis

The £199,000 guide is below the supplied local sold-comparable range of £250,000–£390,000, but all comparables are semi-detached properties and no floor areas, condition details or direct chapel comparables are provided. The evidence is therefore insufficient to establish a reliable GDV or maximum bid. Tenure and legal-pack obligations also remain unconfirmed.

Investment Snapshot

Strategy Recommendation

Proceed only after satisfactory legal, building-survey and planning/consent due diligence. Do not rely on the supplied comparables or Uxbridge rent evidence to set a bid or project return.

Works Required

Obtain a full building survey and review the legal pack, then assess the scope for further redevelopment and all required consents. The EPC is rated F, so energy-related improvements may need consideration, but no specific defects or refurbishment costs are evidenced.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be reliably completed because GDV, refurbishment cost, local rent and tenure/legal obligations are unsupported. The £600 buyer premium and 1.5% administration charge are known, but total project cost cannot be calculated without a supported works allowance and other potential auction costs.

Buy-to-Let Analysis

A BTL assessment cannot be established. The only rental evidence is a £650 pcm asking rent for five-bedroom houses in Uxbridge, which is not a relevant local rent benchmark for Aberporth. No passing rent or suitable local rental evidence is supplied.

Flip Analysis

A flip assessment cannot be quantified. Local sold evidence exists at £250,000–£390,000, but it relates to semi-detached properties rather than this converted chapel and provides no directly comparable size or condition evidence. Resale costs and refurbishment costs are also unsupported.

Investor Risks & Due Diligence

• Converted chapel with potential further redevelopment requiring the usual consents.

• EPC rating F may indicate additional energy-improvement requirements, but the scope and cost are unknown.

• Tenure and legal-pack terms are not supplied.

• Local sold comparables are semi-detached properties and may not be directly comparable.

• Additional search, seller, legal, transfer and disbursement costs may apply.

• No relevant local rental evidence is supplied.

Recommendation

Proceed only after satisfactory legal, building-survey and planning/consent due diligence. Do not rely on the supplied comparables or Uxbridge rent evidence to set a bid or project return.

Strategy Rating

Analysis Confidence

The property description, guide price, auction charges and several local sold comparables are supplied, but the comparables are a different property type, while tenure, condition, floor area, refurbishment costs, local rent and legal obligations are not evidenced.