Penybryn, Gypsy Cross, Waunarlwydd, Swansea, West Glamorgan, SA5 4RU

Description

Three bedroom detached property comprising lounge, dining room, kitchen and bathroom on the ground floor. To the first floor there are three bedrooms. Externally the property offers a garage and parking and an additional 1¼ acres of land. The garage and parking space are not included on the title. Cash buyers only. The auctioneer believes there to be Japanese knotweed within the boundaries, although this has not been confirmed by an expert.

Accommodation

Ground floor: lounge, dining room, kitchen and bathroom. First floor: three bedrooms.

Location

Set in the sought-after location of Waunarlwydd providing easy access to the Gower Peninsula and convenient M4 link.

Tenure / Property Information

Investment Analysis

The only supplied comparable is a £237,500 completed sale from June 2004, which is too historic to support a current GDV without further evidence. The £100,000 guide cannot be treated as market value. Current condition, title position and the value of the additional land, garage and parking are uncertain because the garage and parking are excluded from the title. Two advertised asking rents support a broad rental indication of £875–£975 pcm, but these are not achieved rents.

Investment Snapshot

Strategy Recommendation

Proceed only as a conditional cash purchase after legal review, survey, specialist knotweed assessment and confirmation of the garage, parking and land title position. Do not rely on the historic comparable or advertised rents to set a maximum bid.

Works Required

Obtain a full survey and establish the actual condition behind the EPC F rating. Obtain specialist confirmation of whether Japanese knotweed is present and assess any required treatment. Verify title, rights of access and ownership/use of the additional land, garage and parking, which are not included on the title. Any refurbishment allowance remains unsupported by the supplied evidence.

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 no current GDV, refurbishment budget or finance costs are supported. Refinance proceeds cannot be calculated reliably. The EPC F rating, possible Japanese knotweed and unresolved title exclusions require investigation before considering acquisition and refurbishment.

Buy-to-Let Analysis

At the £100,000 guide, the two advertised asking rents imply approximately 10.5%–11.7% gross yield, with a midpoint indication of 11.1%. These are asking rents rather than achieved rents, and no refurbishment, operating, finance, tax or letting costs are supplied. The cash-buyers-only condition restricts normal BTL financing at acquisition.

Flip Analysis

A flip surplus cannot be calculated. The only completed comparable dates from 2004, while current resale value, refurbishment costs and selling costs are unsupported. The £1,800 inclusive-of-VAT contract documentation fee is known, but possible seller-charged completion fees are not quantified.

Investor Risks & Due Diligence

• Cash buyers only, limiting acquisition finance options.

• The garage and parking space are not included on the title.

• The additional 1¼ acres may have uncertain title or value based on the supplied evidence.

• The auctioneer believes Japanese knotweed may be present, but this has not been confirmed by an expert.

• EPC rating F may indicate potential improvement requirements, although the underlying defects and costs are unknown.

• The £1,800 inclusive-of-VAT contract documentation fee is payable by the buyer.

• The seller may charge additional completion fees, but the amount is not supplied.

• Rental figures are advertised asking rents and may not be achieved.

Recommendation

Proceed only as a conditional cash purchase after legal review, survey, specialist knotweed assessment and confirmation of the garage, parking and land title position. Do not rely on the historic comparable or advertised rents to set a maximum bid.

Strategy Rating

Analysis Confidence

The property description, tenure, guide, known documentation fee and rental asking evidence are available, but there is no current comparable evidence, no verified condition or works budget, no confirmed knotweed assessment, no current GDV and incomplete title/fee information.