Flat 22, Plas Darien, Lon Isallt, Trearddur Bay, Anglesey, LL65 2UP

Description

A well-presented two-bedroom ground-floor apartment with sea views, two bathrooms, two allocated parking spaces and access to a communal outdoor swimming pool. The property is within walking distance of Trearddur Bay’s village amenities and surrounding beaches and is set within an established apartment development.

Accommodation

Entrance hall; lounge measuring 3.69m x 5.44m; kitchen/diner measuring 3.69m x 5.48m; bedroom one measuring 2.84m x 4.21m; en-suite measuring 2.84m x 1.27m; bedroom two measuring 2.84m x 5.44m; bathroom measuring 2.84m x 1.46m. The lounge has a wide bay window with far-reaching sea views and a wall-mounted electric fire. The kitchen/dining room has cream wall and base units, stone-effect work surfaces, tiled flooring, an electric oven, induction hob, dishwasher and washing machine connections, and a utility cupboard. Bedroom one has an en-suite shower room. The separate bathroom has a white suite, shower over the bath and chrome heated towel rail.

Location

Situated in Trearddur Bay, within walking distance of village amenities and surrounding beaches. The apartment has sea views and access to communal gardens, an outdoor swimming pool and sun terrace.

Tenure / Property Information

Investment Analysis

The supplied completed sales in the same development/location range from £114,000 to £232,500, including £225,000 and £232,500 at Plas Darien in 2024. The comparables are not confirmed as identical in size, floor, condition or specification, so a base GDV of £225,000 is a provisional evidence-led estimate. A lower scenario of £180,000 and higher scenario of £232,500 are supported by the supplied sales evidence. The £100,000 guide is materially below these sales, but the reason for the discount is not evidenced.

Investment Snapshot

Strategy Recommendation

Investigate the lease, service charge, ground rent, special conditions and physical condition before bidding. Subject to satisfactory checks, the low guide relative to supplied sales supports a potential resale or refinance strategy; the lack of rental evidence makes BTL underwriting uncertain.

Works Required

No specific refurbishment works are evidenced; the apartment is described as well presented. Any works allowance should remain subject to inspection and legal review. The stated cost calculations therefore exclude refurbishment works.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the provisional £225,000 base GDV, 75% refinance is £168,750. Against the £100,000 guide plus the known £3,600 admin charge, the indicative pre-finance cash position is £65,150 released before finance, tax, refurbishment and other auction costs. Actual BRRR viability depends on valuation, lending terms and unknown leasehold and special-condition costs.

Buy-to-Let Analysis

BTL analysis cannot be established because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. The apparent discount to comparable sales may offer value, but leasehold costs, service charges, ground rent and demand evidence are unavailable.

Flip Analysis

On the provisional figures, the guide plus known admin charge totals £103,600 before refurbishment, selling costs, finance, tax and other auction charges. This leaves a gross pre-cost difference of £121,400 against the £225,000 base GDV, but a reliable flip surplus cannot be calculated because refurbishment and selling allowances are unsupported.

Investor Risks & Due Diligence

• Leasehold service charges and ground rent are not supplied.

• Special Conditions of Sale may impose additional search, legal, transfer, seller-cost reimbursement or other charges.

• No sufficiently specific rental evidence is available, preventing a reliable BTL yield calculation.

• The supplied comparable prices vary materially, including a £114,000 sale, and unit-specific differences are unknown.

• Council Tax is stated as TBC.

• EPC is rated D.

Recommendation

Investigate the lease, service charge, ground rent, special conditions and physical condition before bidding. Subject to satisfactory checks, the low guide relative to supplied sales supports a potential resale or refinance strategy; the lack of rental evidence makes BTL underwriting uncertain.

Strategy Rating

Analysis Confidence

Same-development completed sales support the GDV range, but the units are not confirmed as directly comparable and there is no rent, service-charge, ground-rent, council-tax or full auction-cost evidence.