Ty’r Twyni, 9, Innes Estate, Pwllheli, Gwynedd

Description

Ty'r Twyni is a beautiful three storey detached residence located in an exclusive cul-de-sac as part of a select development of five beachfront properties and adjacent to Pwllheli golf course. The property offers stunning sea views, direct access to the sandy beach, a private enclosed garden, a large balcony, garage currently used as a games room, and parking for four cars. It is being sold fully furnished. The property is described as suitable for coastal living or as a high yield holiday rental property, with £44,732 received in the last 12 months.

Accommodation

Three-storey detached residence. Ground floor: utility room and twin bedroom with shower room accessed via the utility. First floor: two further bedrooms, each with an en-suite shower room. Second floor: open-plan lounge/kitchen/diner with panoramic sea views and access to a large balcony. Enclosed rear garden, garage currently used as a games room, and front parking for four cars.

Location

Located in an exclusive cul-de-sac within a select development of five beachfront properties, adjacent to Pwllheli golf course, with direct access to the sandy beach and sea. Pwllheli offers shops, restaurants, cafes and amenities. The property is close to the Llyn Coast Path, Criccieth Castle, Portmeirion Italianate village and National Trust Plas Yn Rhiw, all within 15 miles.

Tenure / Property Information

Investment Analysis

The strongest comparable is the same property, sold for £525,000 in September 2021. A nearby detached property at 10 Innes Estate sold for £685,000 in July 2021, while the older 2020 and 2010 sales were materially lower and less relevant. On the supplied evidence, £525,000 is the most defensible base GDV, with £685,000 as an upper comparable indication. No current-date adjustment, formal valuation or condition-based deduction is supported.

Investment Snapshot

Strategy Recommendation

Investigate as a specialist holiday-let or owner-occupier purchase, subject to verification of the £44,732 receipts, legal/title matters and an independent inspection. Do not bid to a calculated maximum without confirmed costs and current market evidence.

Works Required

No specific refurbishment works are evidenced. The property is described as beautiful, fully furnished and with a boiler replaced within the last twelve months. Any works should therefore be confirmed by inspection rather than budgeted speculatively.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £350,000 guide, the reported historic income is attractive and the same-property comparable indicates potential value around £525,000. A 75% refinance against the base GDV would be approximately £393,750. However, refurbishment costs, acquisition charges, finance costs and the durability of the holiday income are unknown, so cash left in and equity cannot be reliably calculated.

Buy-to-Let Analysis

The reported £44,732 received in the last 12 months equates to approximately £3,727.67 per month and a 12.78% gross income yield against the £350,000 guide. This is historic reported holiday-rental income, not a guaranteed passing rent or independent rental valuation. Sustainable future income, operating costs and occupancy have not been evidenced.

Flip Analysis

The £350,000 guide is £175,000 below the base comparable sale price before works, purchase costs, finance and selling costs. The evidence does not provide a current valuation, refurbishment budget or selling allowance, so a reliable flip surplus cannot be calculated.

Investor Risks & Due Diligence

• The £44,732 figure is historic reported holiday-rental income and may not represent future receipts or net profit.

• No sufficiently specific external rental comparable or auctioneer rent estimate is supplied.

• Buyer premium, administration charges and other auction costs are not supplied.

• No refurbishment budget, current inspection evidence or current-date comparable valuation is supplied.

• The property is directly adjacent to the beach, but no evidence is supplied regarding any associated legal, maintenance or insurance implications.

Recommendation

Investigate as a specialist holiday-let or owner-occupier purchase, subject to verification of the £44,732 receipts, legal/title matters and an independent inspection. Do not bid to a calculated maximum without confirmed costs and current market evidence.

Strategy Rating

Analysis Confidence

A direct completed sale of the same property and a nearby comparable are available, but both are from 2021. Current market value, condition, fees, refurbishment costs and independently verified rental performance are not supplied.