Tal-y-Cafn, Colwyn Bay, Conwy, LL28 5RR

Description

A prominently located coaching inn thought to date back to circa 1438. The Tal y Cafn has been sympathetically restored into a multi award winning gastropub, further boasting luxury holiday let accommodation. The property boasts seating for approximately 125 covers, car parking for several vehicles and holiday let accommodation in the form of 3 luxury rooms.

Accommodation

Luxury holiday let accommodation comprising 3 luxury rooms; restaurant seating for approximately 125 covers.

Location

Located in the charming Conwy valley, within proximity of the centre of Conwy and a short commutable distance from Llanrwst, Betws-y-Coed and the National Park.

Tenure / Property Information

Investment Analysis

The only directly comparable completed sale is the same property, recorded at £1,020,000 on 22 December 2020. This supports a historical market reference materially above the £600,000 guide, but it is dated and does not establish the current value or trading performance. The £900 pcm one-bedroom asking rent in LL28 is not directly applicable to this three-room holiday-let and gastropub business. No condition, turnover, accounts, occupancy or operating-profit evidence is supplied.

Investment Snapshot

Strategy Recommendation

Treat this as a commercial hospitality acquisition rather than a standard residential BTL. Investigate current trading accounts, holiday-let performance, condition, licences, planning and legal-pack obligations before considering a bid.

Works Required

No refurbishment works can be reliably specified because no condition or defect evidence is provided. Confirm the physical condition, compliance, kitchen and hospitality equipment, accommodation standards and any required repairs through inspection and the legal pack.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the historical same-property sale as a reference only, 75% of the £1,020,000 base GDV is £765,000. Total project cost cannot be calculated because refurbishment costs and other applicable purchase or project charges are not supplied. Refinance viability therefore depends on current valuation, trading performance, lender treatment of the commercial property and the legal pack.

Buy-to-Let Analysis

A conventional BTL analysis cannot be established. The property is a coaching inn/gastropub with three luxury holiday-let rooms, and the supplied £900 pcm evidence relates to a separate one-bedroom advertised rental in LL28. No reliable passing rent, holiday-let income, occupancy or business accounts are provided.

Flip Analysis

The historical same-property sale provides a £1,020,000 reference GDV against the £600,000 guide, but it is from 2020 and no selling costs, refurbishment allowance, finance costs or other acquisition costs are supplied. A reliable flip surplus cannot therefore be calculated.

Investor Risks & Due Diligence

• The £1,020,000 same-property sale is dated December 2020 and may not reflect current market value.

• No turnover, profitability, trading accounts, holiday-let occupancy or passing income is supplied.

• The supplied £900 pcm rental listing is not directly comparable to the subject's three holiday-let rooms and gastropub use.

• Refurbishment and compliance costs cannot be estimated from the supplied evidence.

• Additional search fees, seller-cost reimbursements, legal fees and transfer fees may apply under the Special Conditions of Sale.

• Commercial refinance may depend on business performance and lender treatment of the property.

Recommendation

Treat this as a commercial hospitality acquisition rather than a standard residential BTL. Investigate current trading accounts, holiday-let performance, condition, licences, planning and legal-pack obligations before considering a bid.

Strategy Rating

Analysis Confidence

A same-property completed sale and the auction guide are available, but the comparable is dated and there is no current valuation, condition report, trading information, occupancy data, applicable rent evidence or complete fee schedule.