Loft space above Roehampton Court, Cranleigh Rise, Cardiff, South Glamorgan, CF3 4AN

Description

Planning permission has been granted to create a two bedroom apartment in the roof space of an established block of flats (24/00683/FUL). The two bedroom apartment will require a roof extension. The site currently comprises a three storey apartment building containing 6 x two-bedroom flats. A car park at the rear of the site contains 18 car parking spaces. Cash buyers only. No viewings are available.

Accommodation

Proposed two bedroom apartment in the roof space of an established block of flats; roof extension required.

Location

Situated within the sought-after area of Rumney, with great access to local amenities and transport links.

Tenure / Property Information

Investment Analysis

The proposed apartment is not yet created and requires a roof extension, so the sold evidence is only an indicative GDV reference. Relevant local leasehold flat sales range from £80,000 to £143,000, including £108,000 at Roehampton Court and £120,000/£143,000 at nearby Cranleigh Rise blocks. A cautious base GDV of £120,000 is used, with a supported evidence range of £108,000 to £143,000. This is not a formal valuation and does not reflect unknown size, specification, construction cost or lease-specific factors.

Investment Snapshot

Strategy Recommendation

Do not bid without reviewing the full Legal Pack, confirming lease and parking rights, obtaining a construction appraisal and pricing all development and completion costs. Proceed only if the project remains viable against a conservative GDV.

Works Required

Construct the permitted roof extension and create the proposed two-bedroom apartment. Detailed construction, internal fit-out, services, compliance and specification costs are not supplied and cannot be estimated reliably from the evidence.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

The indicative base GDV is £120,000, implying a theoretical 75% refinance figure of £90,000. However, total acquisition, construction, professional, finance and seller costs are unknown, so cash required, equity creation and refinance viability cannot be calculated. Cash buyers only are required at auction.

Buy-to-Let Analysis

BTL assessment cannot be completed because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. Gross yield, operating surplus and debt coverage cannot therefore be established. The property is also an uncompleted permitted conversion requiring a roof extension.

Flip Analysis

The local sold evidence supports an indicative GDV range of £108,000 to £143,000, with a £120,000 base case. A flip surplus cannot be calculated because roof-extension and apartment-creation costs, selling costs and other completion costs are not supplied.

Investor Risks & Due Diligence

• The proposed apartment has not been constructed and requires a roof extension.

• Construction, professional, finance and completion costs are not supplied.

• No viewings are available.

• The purchase is cash buyers only.

• Other lease information is awaited and must be checked in the Legal Pack.

• Individual parking allocation or rights are unclear.

• The seller may charge additional completion fees.

• No sufficiently specific rental evidence is available.

• Comparable sales relate to existing flats and may not be directly comparable with the proposed roof-space apartment.

Recommendation

Do not bid without reviewing the full Legal Pack, confirming lease and parking rights, obtaining a construction appraisal and pricing all development and completion costs. Proceed only if the project remains viable against a conservative GDV.

Strategy Rating

Analysis Confidence

There are several relevant local completed-sale comparables and planning permission is stated, but the apartment is unbuilt, no dimensions or specification are supplied, development costs and rent are unavailable, viewings are unavailable, and lease, parking and seller-fee details remain incomplete.