Llwyn Ffordd Y Bala, Dolgellau, Gwynedd, LL40 2YF

Description

Llwyn is a substantial Grade II listed manor house situated in the heart of Dolgellau, a charming town with an abundance of amenities and local businesses, only a short walk away. The property spans over three floors and has character and charm, with an impressive entrance hallway. It is currently used and signed off as a successful holiday let business.

Accommodation

Entrance Hallway; Sitting Room 4.80m x 5.91m; Rear Hallway 2.43m x 0.94m; Boot Room 2.14m x 2.79m; W.C. 1.13m x 2.45m; Kitchen 5.91m x 5.74m; Utility Room 3.82m x 1.55m; Inner Hallway 2.34m x 4.03m; Dining Room 5.02m x 4.59m; W.C. 2.80m x 1.10m; Bedroom One 3.98m x 6.07m; Bathroom 1.97m x 1.81m; Landing 1.81m x 14.18m; Bedroom Two 4.86m x 4.80m; En-Suite Toilet 2.55m x 0.81m; Bedroom Three 3.60m x 4.48m; Bathroom 3.72m x 3.55m; Bedroom Four 3.73m x 4.46m; Play Room 3.19m x 6.24m; WC 2.36m x 1.21m; Bedroom Five 5.04m x 3.29m; Bedroom Six 3.49m x 3.16m; Bedroom Seven 3.49m x 3.08m; Bathroom 3.58m x 2.35m; Bedroom Eight 3.59m x 3.46m; En-suite 1.81m x 2.46m; Bedroom Nine 3.55m x 2.87m.

Location

Situated in the heart of Dolgellau, Gwynedd, within a short walk of local amenities and businesses.

Tenure / Property Information

Investment Analysis

The £785,000 guide is the only current price evidence and is used as a guide-based GDV proxy, not a formal valuation. The supplied comparables are materially lower (£247,500–£480,000), but they are not sufficiently specific or recent enough to establish a reliable market value for this 9-bedroom Grade II listed manor and holiday-let operation. No supported low/high GDV scenarios can be established. The £90,000 annual lease figure and the auctioneer's £159,920 first-year gross holiday-let income estimate indicate potentially strong income, but they are different measures and neither is independently verified here.

Investment Snapshot

Strategy Recommendation

Treat as an income-led holiday-let or commercial-style investment only if the £90,000 lease income, operator arrangements, permissions and legal terms are confirmed. Do not rely on the £159,920 gross revenue estimate as net rent, and do not bid without reviewing the legal pack, listed-building position, survey and all additional charges.

Works Required

No specific defects or refurbishment works are evidenced. Allowance should therefore be made for a full survey, review of Grade II listed-building requirements, holiday-let operational compliance, and verification of the existing services and accommodation before bidding. No works cost has been included in the calculations.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the £785,000 guide as a GDV proxy, 75% refinancing produces an indicative £588,750 loan. Against the guide plus the known administration charge, approximately £199,850 would remain invested before finance costs, taxes, works and other auction disbursements. This is not a reliable BRRR valuation because no formal valuation, refurbishment budget or finance terms are supplied.

Buy-to-Let Analysis

Using the stated £90,000 annual lease figure as the supported rent measure, gross yield is approximately 11.46% on the guide price and 11.41% including the known £3,600 administration charge. The £159,920 first-year holiday-let figure equates to approximately £13,326.67 per month and a 20.37% gross income-to-guide ratio, but it is an auctioneer estimate of gross holiday-let revenue rather than passing rent or net landlord income. The lease terms, operator arrangements, expenses and legal enforceability require verification.

Flip Analysis

A flip case cannot be reliably established. Using the guide as both purchase price and GDV proxy gives no gross uplift before selling costs, taxes or works, and no supported selling allowance or refurbishment budget is available. The listed status and specialist holiday-let use may also affect resale liquidity and buyer demand.

Investor Risks & Due Diligence

• Grade II listed status may restrict alterations and increase maintenance or approval requirements.

• The £159,920 figure is an auctioneer estimate of first-year gross holiday-let income, not verified achieved income or net profit.

• The £90,000 annual lease figure and the holiday-let gross income estimate are not directly comparable and the current enforceability of the lease arrangement is not established.

• No condition, heating, EPC or refurbishment information is supplied, so actual capital expenditure is unknown.

• Additional search fees, seller cost reimbursements, legal fees, transfer fees and other disbursements may be payable but are not quantified.

• The guide-based GDV proxy is not a formal valuation and the supplied comparables do not establish a reliable value for this property.

Recommendation

Treat as an income-led holiday-let or commercial-style investment only if the £90,000 lease income, operator arrangements, permissions and legal terms are confirmed. Do not rely on the £159,920 gross revenue estimate as net rent, and do not bid without reviewing the legal pack, listed-building position, survey and all additional charges.

Strategy Rating

Analysis Confidence

The property description, guide price, lease figure and auctioneer income estimate are supplied, but there is no EPC, condition survey, verified passing-rent evidence, detailed lease information, refurbishment budget, formal valuation or complete schedule of auction costs.