Ebenezer Chapel, Chapel Street, Newborough, Llanfairpwllgwyngyll, Anglesey LL61 6RU

Description

A potential re-development opportunity comprising a grade II listed former chapel extending to approximately 190 Sq.M (2,045 Sq.Ft). Internally, the accommodation is arranged over ground and first floor balcony / mezzanine detailing a mainly open plan hall with seating. The property is located in a popular North Wales tourist area and could have potential for residential conversion, subject to any necessary consents. Externally there is a garden area sitting immediately to the left hand side which could be utilised for parking (subject to consents).

Accommodation

Ground Floor; First Floor; Outside: Garden area immediately to the left hand side of the property

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 £75,000+ guide is below the supplied local residential sold prices of £80,000, £117,500, £125,000 and £179,950, but those comparables are terraced houses and are not sufficiently comparable to a 2,045 sq ft Grade II listed former chapel. The £625,000 detached sale is also not a reliable direct comparable. Residential conversion, value and end use remain subject to necessary consents, while condition and specification evidence is absent. A supported GDV cannot therefore be established.

Investment Snapshot

Strategy Recommendation

Proceed only as a planning- and consents-led redevelopment investigation. Obtain listed-building/planning advice, inspect the building and review the Special Conditions before bidding; do not underwrite residential conversion, rental income or resale profit on the supplied evidence alone.

Works Required

Any works would depend on listed-building and residential planning/building-control consents. The evidenced scope is potential residential conversion of the open-plan ground-floor and first-floor balcony/mezzanine areas, with possible adaptation of the adjacent garden for parking subject to consent. No allowance can be made for internal fit-out, services, fire safety, insulation or structural works because these are not evidenced.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR appraisal cannot be supported without an evidenced residential consent, conversion cost, completed value, rent and finance assumptions. The 1.8% buyer premium is subject to a £2,400 minimum at the £75,000 guide, and additional Special Conditions fees may apply, but total project cost remains unknown.

Buy-to-Let Analysis

No sufficiently specific rental evidence or auctioneer rent estimate has been supplied, so rent and yield cannot be established. The building is currently described as a commercial former chapel and potential residential conversion is subject to consents; it should not be treated as a ready-to-let residential asset.

Flip Analysis

A flip appraisal cannot be established. The local sold evidence relates principally to smaller or differently typed residential properties, while the chapel's conversion potential, listed-building constraints, works, completed configuration and resale value are unconfirmed. No supported selling allowance is available.

Investor Risks & Due Diligence

• Grade II listed status may restrict alterations and conversion design.

• Residential conversion is expressly subject to necessary consents, which are not evidenced as obtained.

• Use of the adjacent garden for parking is subject to consent.

• Building condition, services, heating, EPC and required works are not supplied.

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

• Additional fees may be listed in the Special Conditions of Sale.

• The supplied sold comparables are residential properties and are not sufficiently comparable to the former chapel.

Recommendation

Proceed only as a planning- and consents-led redevelopment investigation. Obtain listed-building/planning advice, inspect the building and review the Special Conditions before bidding; do not underwrite residential conversion, rental income or resale profit on the supplied evidence alone.

Strategy Rating

Analysis Confidence

The guide, building size, listed status, description, local sold prices and buyer premium are supplied, but there is no tenure, condition, consent position, EPC, services information, rental evidence, refurbishment cost, GDV evidence or complete fee schedule.