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Tafarn, Pen Y Bont Sarn, Pwllheli, Gwynedd, LL53 8DT
Marketed by:
Auction House Wales
6 Station Rd, Radyr, Cardiff CF15 8AA, UK
02920 475 184
Public House & 4 Bed Accommodation – Pwllheli
Tafarn, Pen Y Bont Sarn, Pwllheli, Gwynedd, LL53 8DT
For Sale
£160,000+
Key Features
- 4 bedrooms
- Freehold
- EPC: D
- Planning
- Garage
- Retirement
- Commercial
Description
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Accommodation
The source particulars describe the accommodation above; room-by-room dimensions should be checked against the auction floorplan and legal pack where available.
Location
Property located at Tafarn, Pen Y Bont Sarn, Pwllheli, Gwynedd, LL53 8DT. Local access, services and immediate surroundings should be confirmed during viewing and due diligence.
Tenure
Freehold | EPC: D
Tenancy / Occupancy
No passing rent has been assumed unless explicitly stated in the source particulars. Confirm vacant possession, occupational interests and any tenancy documentation in the legal pack.
Development / Planning
The source identifies a development/planning angle. Planning status, drawings, conditions, CIL/S106 exposure, access, services and buildability must be independently verified before bidding.
Investment Analysis
Auctioneer/source facts are set out above. The figures below are HB desktop screening estimates based on the supplied particulars and current property type/condition. They are not an auctioneer valuation or formal survey.
The Base Scenario is used consistently throughout. SDLT is buyer-specific and should be added separately before setting a final bidding ceiling.
Investment Snapshot
| Guide Price / Status | £160,000+ / For Sale |
| Low / Base / High Works | £24,000 / £40,000 / £64,000 |
| Purchase + Base Works | £200,000 |
| Auction / Buyer Fee Allowance | £2,880 |
| Legal / Searches Allowance | £1,800 |
| Finance Allowance | £8,800 |
| Holding Cost Allowance | £4,500 |
| Works Contingency | £4,000 |
| Estimated Base Project Cost | £221,980 excluding buyer-specific SDLT |
| Low / Base / High GDV | £184,000 / £216,000 / £256,000 |
| Low / Base / High Rent | £650 / £800 / £950 pcm |
| Base Annual Rent | £9,600 |
| Gross Yield – Guide | 6.0% |
| Gross Yield – Total Project Cost | 4.3% |
| 70% / 75% Refinance on Base GDV | £151,200 / £162,000 |
| Cash Left In at 75% | £59,980 |
| Base Flip Surplus | £-5,980 |
| Suggested Strategy | Commercial / Mixed Use |
Market Comparables
HB desktop market evidence should be read together with the exact property type, condition, tenure and local micro-location. The Low/Base/High GDV range above is a screening range and must be confirmed against recent Land Registry sold evidence before a binding bid is made.
Proposed Works
| Initial strip-out / preparation | £3,600–£9,600 |
| Core refurbishment / building works | £10,800–£28,800 |
| Services / compliance / finishes | £6,000–£16,000 |
| Contingency / external works | £3,600–£9,600 |
HB works allowance: Low £24,000, Base £40,000, High £64,000. The Base Works figure is used consistently below; a measured survey and contractor pricing are required before commitment.
Rental Value
HB working rental range: £650–£950 pcm, with £800 pcm (£9,600 pa) used as the Base case. This is a desktop estimate rather than passing rent and should be checked against live comparable lettings.
Low / Base / High Investment Scenario
| Low Scenario | GDV £184,000; works £64,000; rent £650 pcm |
| Base Scenario | GDV £216,000; works £40,000; rent £800 pcm |
| High Scenario | GDV £256,000; works £24,000; rent £950 pcm |
BTL Analysis
| Monthly / Annual Rent | £800 pcm / £9,600 pa |
| Gross Yield on Guide | 6.0% |
| Gross Yield on Total Project Cost | 4.3% |
Gross yields exclude management, maintenance, voids, insurance, service charge where applicable, tax and mortgage costs.
Flip Analysis
| Base Project Cost | £221,980 excluding SDLT |
| Base GDV | £216,000 |
| Estimated Base Surplus | £-5,980 |
| Surplus on Cost | -2.7% |
This is a desktop screening surplus, not net profit. SDLT, tax and any additional selling/professional costs must be included before a final decision.
Commercial Analysis
The specialist strategy must be appraised separately using the actual planning/use position, professional fees, infrastructure or fit-out costs, finance, contingency and an appropriate investor/developer return. Do not rely on a standard residential yield model alone.
Maximum Bid Indicator
| Base GDV | £216,000 |
| Less Base Works | £40,000 |
| Less Auction / Legal / Finance / Holding / Contingency | £21,980 |
| Required Return Allowance | 15% of Base GDV |
| HB Desktop Screening Ceiling | £121,620 |
The HB Desktop Screening Ceiling is an appraisal indicator only, not a formal valuation or instruction to bid. Add buyer-specific SDLT and amend finance/return requirements before use.
Strategy Recommendation
Commercial / Mixed Use. This is the most relevant desktop strategy based on the source property type and current assumptions. Proceed only after legal-pack, survey, funding and market-evidence checks.
Strategy Rating
Commercial Investment ★★★☆☆ | Development ★★★☆☆
Key Risks
- Condition and refurbishment-cost overrun risk.
- Legal title, special conditions and financeability must be checked.
- Desktop GDV and rental assumptions require confirmation against current comparable evidence.
Analysis Confidence
Medium. The supplied individual-lot scrape provides useful source facts, photographs and location data. Confidence remains below High until the legal pack, physical survey and final sold/rental comparable evidence are fully checked.
Auction Details :
Auction House Wales
Auction Date :
07/10/26
Lot Number :
038
Property Location:
Tafarn, Pen Y Bont Sarn, Pwllheli, Gwynedd, LL53 8DT
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