Llyswen, Cemaes Bay, Anglesey, LL67 0HU

Description

A substantial detached coastal home with five bedrooms in the main house, a separate one-bedroom self-contained annexe, ample parking and an enclosed rear garden. The property is set back from the High Street and is within easy reach of Cemaes Bay beach, harbour and village amenities.

Accommodation

Main house: lounge/diner with wood-burning stove, fitted kitchen, separate utility room, two ground-floor bedrooms with en-suite facilities, three first-floor bedrooms including one with an en-suite, family bathroom and separate shower room. Separate one-bedroom self-contained annexe. Outside: gated driveway, enclosed rear garden with mature fruit trees, shrubs, covered seating areas and storage sheds.

Location

Cemaes Bay, Anglesey. Beaches, harbour and village amenities are within walking distance, and the Anglesey Coastal Path is nearby.

Tenure / Property Information

Investment Analysis

The supplied sold comparables are detached freehold properties in the same postcode, ranging from £199,950 to £352,000, but they are dated between 2017 and 2022 and provide no floor areas, bedroom counts, condition details or annexe information. The subject’s six-bedroom accommodation and self-contained annexe may distinguish it from the comparables, but the evidence is insufficient to establish a reliable GDV or justify the £330,000 guide. The £3,600 admin charge is known; other special-condition charges are uncertain.

Investment Snapshot

Strategy Recommendation

Treat as a potential residential/holiday-let acquisition only subject to a full survey, valuation, annexe-use and compliance checks, and review of all special-condition charges. Do not rely on the guide price as evidence of value and do not bid without verified income or resale support.

Works Required

Obtain a full survey and investigate the EPC E rating, oil-fired heating, annexe condition and any compliance requirements associated with its holiday-let use. Consider only evidenced repairs and energy improvements after inspection; no works budget can be supported from the supplied information.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be completed because there is no supported GDV, refurbishment allowance, rental evidence or finance-cost information. The £3,600 admin charge is known, while additional special-condition costs remain uncertain.

Buy-to-Let Analysis

BTL viability cannot be established because no sufficiently specific rental comparables or auctioneer rent estimate are supplied. The annexe is currently used as a holiday let, but no achieved or advertised income is provided. Operating costs, seasonality and any applicable compliance requirements are also unknown.

Flip Analysis

A flip surplus cannot be calculated. The available sales evidence is not sufficiently comparable or current to support a resale value, and no refurbishment, transaction or selling-cost allowance is supplied.

Investor Risks & Due Diligence

• EPC rating E and oil-fired central heating may create additional improvement or running-cost considerations, but costs are unknown.

• The annexe is used as a holiday let, but no income, occupancy, operating-cost or compliance evidence is supplied.

• The sold comparables are dated and lack size, condition and accommodation details, including whether they had annexes.

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

• No survey information is supplied, so the condition and cost of works are unknown.

Recommendation

Treat as a potential residential/holiday-let acquisition only subject to a full survey, valuation, annexe-use and compliance checks, and review of all special-condition charges. Do not rely on the guide price as evidence of value and do not bid without verified income or resale support.

Strategy Rating

Analysis Confidence

The address, accommodation, tenure, guide and one known charge are supplied, but there is no floor area, condition survey, rent evidence, refurbishment budget, current valuation or detailed comparable information.