Haddef, Gilfach Road, Penmaenmawr, Conwy North Wales, LL34 6HU

Description

FOR SALE BY ONLINE AUCTION 30TH SEPTEMBER- 1ST OCTOBER UNLESS SOLD PRIOR UNDER AUCTION TERMS

Haddef, Penmaenmawr, Conwy, LL34 6HU

Successfully operating as a holiday home and marketed through Sykes Cottages and Expedia, the property benefits from future bookings (subject to transfer), allowing a purchaser to benefit from an immediate income stream from completion.

Beautifully presented throughout, the property requires no immediate expenditure and offers an ideal opportunity for investors looking to expand their holiday let portfolio or those seeking a lifestyle investment with proven income.

Tenure / Property Information

Tenure: Freehold

Investment Analysis

HB analysis uses the supplied Edward Mellor scrape as the primary property source. Auctioneer facts are separated from HB desktop estimates; all figures should be verified before bidding.

Investment Snapshot

Market Comparables

No priced sold comparable was captured in the supplied scrape. Base GDV £345,000 is an HB desktop estimate because no priced sold comparable was captured in the supplied scrape; independent sold-evidence research is required before bidding.

Proposed Works

HB desktop works allowance: £15,000. Allow for inspection-led repairs, decoration, safety/compliance items and contingency.

Rental Value

An exciting opportunity to acquire a fully established turnkey holiday let in the highly desirable coastal town of Penmaenmawr, enjoying stunning sea views and generating an established annual rental income of approximately £33,000, with excellent potential to further increase returns.

Low / Base / High Investment Scenario

BTL Analysis

A defensible BTL yield cannot be calculated from the supplied scrape because a monthly rent was not established.

BRRR Analysis

Using a 75% refinance against the HB base GDV gives indicative refinance proceeds of £258,750. Against purchase plus works of £290,000, indicative cash left in is £31,250. Finance, tax, legal fees and lender valuation haircuts are excluded.

Flip Analysis

At the HB base GDV, after purchase plus works and an indicative 2% selling allowance, the pre-finance/pre-tax flip surplus is approximately £48,100. This is a screening figure, not a formal valuation.

Maximum Bid Indicator

HB Desktop Screening Ceiling: approximately £271,350. This is a desktop screening ceiling only, not a formal valuation or instruction to bid; SDLT, finance, legal fees and property-specific abnormal costs must be added separately.

Strategy Recommendation

Most relevant strategy: Holiday Let / Lifestyle Investment. The choice reflects the scraped condition/occupancy narrative, available rent evidence and the relationship between the starting bid, works allowance and HB base GDV.

Strategy Rating

Holiday Let ★★★★☆; BTL ★★☆☆☆; Flip ★★★★☆

Key Risks

• thin priced sold-comparable evidence in the supplied scrape
• rental value requires independent letting-agent verification

Analysis Confidence

Low-Medium. Confidence reflects the quality of the supplied listing information, embedded coordinates/images, and the amount of sold/rental evidence captured in the scrape.