Flat 12, Shire Hall, Pentonville, Newport, Gwent, NP20 5HB

Description

Two bedroom apartment within the iconic Shire Hall, a Grade II listed Edwardian landmark in the heart of Newport. The property has an open-plan lounge/diner/kitchen with high ceilings and elegant sash windows, two bedrooms, one with built-in storage, a modern bathroom, stair and lift access, and two allocated parking spaces. Cash buyers only.

Accommodation

Open-plan lounge/diner/kitchen, two bedrooms, one with built-in storage, and a modern bathroom.

Location

Prime location moments from Newport town centre, schools, shops and leisure facilities. Excellent transport links via the nearby train station, bus routes and M4.

Tenure / Property Information

Investment Analysis

Completed sales within Shire Hall range from £110,000 to £165,000. The three 2025 sales were £125,000, £147,000 and £165,000. A base GDV of £147,000 is used, with low and high scenarios of £125,000 and £165,000. Exact flat sizes, condition and specification of the comparables are not supplied, so the range is indicative only.

Investment Snapshot

Strategy Recommendation

Potential buy-to-let or value-led purchase at a suitably controlled price, subject to confirming service charge, ground-rent provisions, seller fees, lease terms, condition and achievable rent. Do not rely on the guide alone as a maximum bid.

Works Required

No refurbishment defects or required works are evidenced. Allow for inspection, cleaning and any minor works only if confirmed, and verify the modern bathroom, sash windows, lift access and allocated parking as part of due diligence.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At a £147,000 base GDV, 75% refinance is £110,250. However, refurbishment costs, service charge, seller fees and other acquisition costs are not quantified, so total project cost and cash left in cannot be calculated reliably. The lease has 112 years remaining and stated ground rent is £350 per annum, subject to further lease information.

Buy-to-Let Analysis

The supplied advertised asking rent is £995 pcm, producing £11,940 annual gross rent. Against the £100,000 guide, this is an indicative gross yield of 11.94%, before service charge, ground rent, management, maintenance, finance, tax and other costs. The investment case cannot be fully underwritten because service charge and some completion costs are unavailable, and the rent is advertised rather than achieved. Cash buyers only is a significant funding constraint.

Flip Analysis

Using the £100,000 guide, the known £1,800 documentation fee and a £147,000 base GDV indicate a preliminary £45,200 spread before works, selling costs, finance, tax and any seller-charged completion fees. A reliable flip surplus cannot be calculated because refurbishment and resale costs are unsupported.

Investor Risks & Due Diligence

• Cash buyers only, limiting available funding and refinance certainty.

• Annual service charge, review period and ground-rent increase details are unavailable.

• The seller may charge additional completion fees that are not quantified.

• The £995 pcm figure is an advertised asking rent, not an achieved or passing rent.

• Leasehold tenure includes stated ground rent of £350 per annum and 112 years remaining.

• The supplied Shire Hall sales range from £110,000 to £165,000, creating valuation uncertainty for this specific flat.

• The property is Grade II listed, and the full legal and title implications should be reviewed.

Recommendation

Potential buy-to-let or value-led purchase at a suitably controlled price, subject to confirming service charge, ground-rent provisions, seller fees, lease terms, condition and achievable rent. Do not rely on the guide alone as a maximum bid.

Strategy Rating

Analysis Confidence

The analysis has several same-building completed sales and one advertised rental, but lacks exact comparable specifications, service-charge information, full lease details, condition evidence, seller fees and achieved rental evidence.