Rhyd Y Meirch, Llansawel, Llandeilo, Dyfed, SA19 7NQ

Description

Auction House North West have not inspected but believe this to be a detached property with four bedrooms. From a previous listing, they believe the accommodation comprises a dining kitchen, two utility rooms, three reception rooms, four bedrooms and three bathrooms/shower rooms. This information and the attached floorplan cannot be verified as the property is sold without possession. There is off street parking, a garage and a garden area. Taken from a previous and expired EPC, the total approximate floor area is 276m2. All services/appliances have not and will not be tested.

Accommodation

Dining kitchen, two utility rooms, three reception rooms, four bedrooms and three bathrooms/shower rooms. The information is from a previous listing and cannot be verified.

Tenure / Property Information

Investment Analysis

The only supplied completed comparable is Glenview, Llansawel, a detached freehold property in the same postcode, which sold for £340,250 in December 2022. This provides a broad market reference, but the subject property has not been inspected, its accommodation cannot be verified, and it is sold without possession. The £340,250 figure is therefore used as an indicative base GDV only, not a formal valuation. No evidence supports reliable low/high GDV scenarios or refurbishment costs.

Investment Snapshot

Strategy Recommendation

Do not bid on an assumed refurbishment or flip basis until the legal pack, possession position, inspection evidence and costs are verified. The advertised rent suggests potential BTL yield at the guide, but the operational and condition risks are material.

Works Required

No specific works can be evidenced because the property has not been inspected and the accommodation, condition and services cannot be verified. An inspection and legal-pack review are required before budgeting for works.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the indicative £340,250 base GDV, 75% refinancing would equate to £255,187.50. However, acquisition costs, refurbishment costs, possession timing and the property's actual condition are unknown, so total project cost and cash left in cannot be calculated reliably. The comparable-based GDV should not be treated as a confirmed refinance valuation.

Buy-to-Let Analysis

The supplied advertised asking rent is £950 pcm, equivalent to £11,400 annually. Against the £91,000 guide this indicates a gross yield of approximately 12.5%, but this is based on an advertised asking rent rather than achieved rent. A reliable net yield or total-cost yield cannot be established because condition, possession, refurbishment requirements and additional auction costs are unknown.

Flip Analysis

A flip surplus cannot be calculated because no supported refurbishment allowance, total project cost, selling allowance or verified condition is available. The £340,250 comparable is from 2022 and is only a broad market reference; the subject's accommodation and condition remain unverified.

Investor Risks & Due Diligence

• Sold without possession, with no verified vacant possession or occupancy position supplied.

• Property has not been inspected and the described accommodation cannot be verified.

• All services and appliances will not be tested.

• No reliable refurbishment or repair budget can be established.

• Additional costs may include searches, seller-cost reimbursement, legal fees and transfer fees.

• The rent is an advertised asking rent, not an achieved or passing rent.

• The GDV reference is one comparable sale from December 2022 and is not a formal valuation.

Recommendation

Do not bid on an assumed refurbishment or flip basis until the legal pack, possession position, inspection evidence and costs are verified. The advertised rent suggests potential BTL yield at the guide, but the operational and condition risks are material.

Strategy Rating

Analysis Confidence

There is one same-postcode completed sale and one advertised rental, but the subject has not been inspected, is sold without possession, has unverified accommodation and condition, and has unknown refurbishment and additional costs.