Holy Trinity Church, Llanybri, Carmarthen, SA33 5HJ

Description

Former place of worship and development opportunity. A substantial former place of worship positioned within generous sized grounds in a popular semi-rural village, with access to the beaches of Carmarthen Bay. The building may offer a suitable development opportunity and potential to create its own entrance with off-road parking, subject to all necessary relevant consents. The property consists of the former church, lychgate, access way coloured yellow, and the section of the graveyard without marked graves, all shown edged red on the plan. The graveyard coloured green will be retained by the client. The client will reserve a right of way over the access way. The property is of solid stone construction with a pitched slate roof, bell tower, single glazed stained-glass windows, arched tongue and groove timber ceilings and a bell tower.

Accommodation

Entrance porch: 13' 06" x 8' 01" (4.11m x 2.46m), with spiral staircase to bell tower; Church/Nave/Chancel: 85' 0" x 23' 0" (25.91m x 7.01m); Vestry Room: 13' 09" x 7' 09" (4.19m x 2.36m).

Location

Located in Llanybri, Carmarthen, in a popular semi-rural village with access to the beaches of Carmarthen Bay. From Carmarthen, proceed west on the A40 towards St Clears for approximately 5 miles, turn left at the Llanybri/Llangynog junction, continue approximately 6 miles through Llangynog to Llanybri, then turn right at a small junction after leaving the village. The property is further along on the right.

Tenure / Property Information

Investment Analysis

The £60,000 guide price relates to a former place of worship rather than a conventional residential property. The supplied sold comparables are nearby houses and are not sufficiently comparable to establish a conversion GDV. The building has development potential, but any value depends on planning and other relevant consents, the permitted use, access and parking arrangements, the retained graveyard and rights of way, legal-pack terms, and the unknown condition and services. No reliable GDV or maximum bid can therefore be established from the supplied evidence.

Investment Snapshot

Strategy Recommendation

Proceed only as a planning-led development opportunity after legal, planning, access, graveyard and building-condition due diligence. Do not rely on the supplied evidence for a BTL, BRRR or flip purchase decision.

Works Required

Investigate and obtain all necessary consents for any proposed change of use or development, assess the solid stone building, slate roof, stained-glass windows, timber ceilings and bell tower, and consider creating an entrance and off-road parking only if permitted. The evidence does not support a quantified works allowance or identify specific defects.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR strategy cannot be underwritten from the evidence. There is no supported residential GDV, rental figure, refurbishment budget or confirmation that residential conversion is permitted. Refinance proceeds and cash left in are therefore unavailable for calculation.

Buy-to-Let Analysis

BTL analysis is not supportable. No sufficiently specific rental comparable, auctioneer rent estimate, residential use, bedroom count or consented conversion is provided. Consequently, rent and gross yield cannot be established.

Flip Analysis

A flip appraisal cannot be reliably calculated. The nearby sold evidence comprises terraced, semi-detached and detached houses, whereas this asset is a former place of worship. No supported converted GDV, works cost or selling allowance is available, so any resale surplus would be speculative.

Investor Risks & Due Diligence

• Any change of use or development requires confirmation of all relevant consents.

• Creating a new entrance and off-road parking is expressly subject to necessary consents.

• The client will retain part of the graveyard and reserve a right of way over the access way.

• The legal pack should be reviewed because freehold tenure is only advised and additional legal, search, transfer and seller-cost charges may apply.

• The condition of the solid stone structure, slate roof, stained-glass windows, timber ceilings and bell tower is not established.

• No residential use, rental income, bedroom layout or financeable exit value is evidenced.

Recommendation

Proceed only as a planning-led development opportunity after legal, planning, access, graveyard and building-condition due diligence. Do not rely on the supplied evidence for a BTL, BRRR or flip purchase decision.

Strategy Rating

Analysis Confidence

The guide price, basic building description, tenure advice, fees and nearby house sales are supplied, but there is no relevant GDV evidence, rental evidence, consent position, condition survey, services information, EPC, council tax or works budget.