Building & Land adjacent to Ebenezer Chapel, Chapel Street, Newborough, Llanfairpwllgwyngyll, Anglesey LL61 6RU

Description

A vacant freehold site comprising a single storey former church hall and outbuildings including toilets, a garage and store rooms. The main building extends to approximately 145 Sq.M (1,564 Sq.Ft) and details a large open plan hall with vaulted ceiling and kitchen area. The site may be suitable for a variety of future uses, including possible re-development subject to necessary consents.

Accommodation

Church Hall: Ground Floor - Entrance Hall, Kitchen, Main Hall

Location

The property fronts onto Chapel Street (A4080) in Newborough on Anglesey. There are some village amenities based locally but much of the appeal revolves around the renowned Newborough Nature Reserve and Beach both of which are located a short distance from the property and very popular with a number of tourists and holiday makers.

Tenure / Property Information

Investment Analysis

The evidence does not support a reliable market value or GDV. The supplied completed sales are residential properties on Chapel Street, ranging from £80,000 to £625,000, and are not directly comparable with this vacant commercial former church hall and site. The property comprises approximately 145 sq.m of hall space plus outbuildings, but planning potential, condition, site area, services and permitted future use are not evidenced.

Investment Snapshot

Strategy Recommendation

Only consider the property after confirming planning potential, lawful use, physical condition, services, site extent and all special-condition costs. Do not rely on the residential comparables as a GDV.

Works Required

No specific defects or required works are evidenced. Before bidding, obtain a building survey, confirm services and assess the hall, toilets, garage, stores, kitchen and external areas. Investigate planning and building-control requirements for any change of use, conversion or redevelopment.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

BRRR is not currently underwritable. There is no supported GDV, rent, refurbishment budget or refinance valuation. Any conversion or redevelopment strategy is subject to necessary consents, surveys and unknown project costs.

Buy-to-Let Analysis

BTL cannot be assessed reliably because no sufficiently specific rental evidence or auctioneer rent estimate is provided. The existing commercial format and any future use would also require confirmation before estimating rental income.

Flip Analysis

A flip appraisal cannot be established because the residential sold comparables are not directly comparable, while no commercial or consented-development comparables, works allowance or selling-cost allowance is provided.

Investor Risks & Due Diligence

• Future use or redevelopment is subject to necessary consents.

• No directly comparable commercial sales or rental evidence is supplied.

• Building condition, services, heating, EPC, parking and site extent are not evidenced.

• Unknown refurbishment, conversion or redevelopment costs prevent a reliable project appraisal.

• The 1.8% buyer premium is subject to a £2,400 minimum, and additional special-condition fees may apply.

• The guide price is £50,000+, so the eventual purchase price is uncertain.

Recommendation

Only consider the property after confirming planning potential, lawful use, physical condition, services, site extent and all special-condition costs. Do not rely on the residential comparables as a GDV.

Strategy Rating

Analysis Confidence

The evidence confirms tenure, vacancy, approximate building size and guide price, but provides no relevant commercial comparables, rental evidence, planning position, condition assessment, project costs or GDV support.