Capel Bethel, Caernarfon, Gwynedd, LL55 1UU

Description

Capel Bethel is a substantial Grade II listed building with huge presence in the local village. Boasting a grand footprint and huge potential, all avenues to convert or reinstate (STPP) are well worth exploring. Title Number: CYM537848. Plot Size: Approx 0.21 acres. Cadw Listed Ref: 22650.

Location

Bethel is a village located to the east of Caernarfon and is convenient for travel to the town centre, the city of Bangor and the Eryri/Snowdonia National Park. The village has a primary school and café and is situated on a bus route. The main A55 expressway provides access to the Isle of Anglesey and the North Wales coastline.

Tenure / Property Information

Investment Analysis

The evidence does not support a reliable GDV or current market valuation. Two completed sales for Bethel Congregational Chapel at the same address were recorded at £58,000 in 2019 and £60,000 in 2022, but the evidence does not confirm whether these represent the same configuration, condition, use or development potential as the auction lot. Other local sales are residential properties and are not sufficiently comparable. The building is Grade II listed and any conversion or reinstatement is stated to be subject to planning permission.

Investment Snapshot

Strategy Recommendation

Treat as a speculative planning-led acquisition only. Obtain specialist advice on the Grade II listing, planning prospects, condition and full conversion costs before bidding; do not rely on BTL or flip returns on the current evidence.

Works Required

No specific works can be costed from the evidence. Any conversion or reinstatement would require investigation of the listed-building constraints, planning position, building condition, services and intended use before works are specified.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be supported because refurbishment costs, post-works accommodation, planning outcome, GDV and rent are unknown. The £29,000 guide plus the known £3,600 administration charge totals £32,600 before any buyer premium, disbursements or other costs, but this is not a complete project cost.

Buy-to-Let Analysis

BTL analysis cannot be established. No accommodation schedule, bedrooms, EPC, existing use or sufficiently specific rental evidence is supplied. The auctioneer has provided no rent estimate.

Flip Analysis

A flip surplus cannot be calculated. The same-address chapel sales provide limited historic evidence of £58,000 to £60,000, but there is no supported post-conversion GDV, works budget, planning consent or selling-cost allowance.

Investor Risks & Due Diligence

• Grade II listed status may materially constrain alterations and increase professional and construction costs.

• Conversion or reinstatement is only described as subject to planning permission; no consent or planning assessment is supplied.

• No accommodation schedule, internal area or existing use details are provided.

• Building condition, services, heating and repair requirements are unknown.

• No sufficiently specific rental evidence or auctioneer rent estimate is available.

• Buyer premium and disbursements may be payable in addition to the £3,600 administration charge and purchase price.

Recommendation

Treat as a speculative planning-led acquisition only. Obtain specialist advice on the Grade II listing, planning prospects, condition and full conversion costs before bidding; do not rely on BTL or flip returns on the current evidence.

Strategy Rating

Analysis Confidence

The listing confirms the Grade II status, freehold tenure, guide price and administration charge, but provides no accommodation, condition, services, planning status, EPC, rent or cost evidence. The available comparables are limited and historic.