No. 3 Fron Dirion Terrace, Bangor, Gwynedd, LL57 2PY

Description

A sizeable Grade II listed end of terraced house previously occupied as a 7-bedroom HMO. The property has versatile rooms on the lower floors and is described as suitable as an investment opportunity subject to relevant consents, or as a family home. It is within walking distance of parts of Bangor University Campus, independent coffee shops and eateries in Upper Bangor, and the main city centre. Cadw Listed Ref No: 4010. Title Number: CYM133344. what3words: ///maternal.secretly.yelled

Accommodation

Bedroom 1: 3.23 x 3.08m; Bedroom 2: 6.04 x 2.47m; Bedroom 3: 5.43 x 3.10m; Bedroom 4: 4.72 x 3.17m; Bedroom 5: 7.17 x 2.55m; Bedroom 6: 3.05 x 2.59m; Bedroom 7: 4.68 x 3.39m; Shower Room 1: 1.96 x 1.43m; Shower Room 2: 2.07 x 0.88m; WC: 1.79 x 0.76m; Living Room: 5.59 x 2.95m; Dining Room: 4.39 x 3.79m; Kitchen: 6.55 x 2.56m; Bathroom: 2.89 x 1.98m.

Location

Well located within walking distance to parts of Bangor University Campus, independent coffee shops and eateries in Upper Bangor, and the main city centre.

Tenure / Property Information

Investment Analysis

The only supplied sales evidence is historic: £185,000–£199,500 in 2005–2006 and £64,000–£104,000 in 2000–2002 for properties on the same terrace. These transactions are too dated to support a current GDV. The £210,000 guide cannot be independently validated from the supplied evidence. The Grade II listing and previous 7-bedroom HMO use make current planning, licensing and listed-building requirements important due-diligence items.

Investment Snapshot

Strategy Recommendation

Proceed only after reviewing the legal pack, confirming lawful use and required consents, obtaining a building survey and commissioning current local sales and rental evidence. Do not rely on the guide as GDV or bid without a verified total project budget.

Works Required

No physical defects or condition issues are supplied, so a refurbishment allowance cannot be quantified. Required investigation should include the condition of the listed building and the suitability of the existing accommodation for the intended use. Any alterations or change of use may require relevant listed-building, planning, HMO or other consents.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be supported without a current GDV, quantified works budget, rent evidence or finance assumptions. The Grade II listing and previous HMO use may constrain the refurbishment and operating strategy, subject to the legal pack and relevant consents.

Buy-to-Let Analysis

A BTL yield cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. The property was previously occupied as a 7-bedroom HMO, but current HMO status, licensing and lawful use are not confirmed. The known £3,600 administration charge and any additional legal, search, seller-cost or transfer charges would also need to be allowed for.

Flip Analysis

A flip surplus cannot be calculated. The supplied comparable sales are substantially historic, no current GDV is evidenced, no works allowance is available and no selling-cost allowance is supplied. The known £3,600 administration charge would increase acquisition cost, with further possible charges stated by the auctioneer.

Investor Risks & Due Diligence

• Grade II listed status may restrict alterations and require listed-building consent.

• Previous 7-bedroom HMO use does not confirm current lawful HMO use, licensing or planning status.

• No current rental evidence or passing rent is supplied, so investment yield cannot be established.

• No condition information or refurbishment budget is supplied.

• Historic sales evidence may not represent current market value.

• Additional search, legal, seller-cost, transfer and disbursement charges may apply beyond the stated £3,600 administration charge.

Recommendation

Proceed only after reviewing the legal pack, confirming lawful use and required consents, obtaining a building survey and commissioning current local sales and rental evidence. Do not rely on the guide as GDV or bid without a verified total project budget.

Strategy Rating

Analysis Confidence

The property description and historic same-terrace sales are available, but there is no current comparable evidence, rental evidence, condition report, quantified works budget or confirmed HMO/planning position.