Ty’r Twyni, 9, Innes Estate, Pwllheli, LL53 5RP, Pwllheli Gwynedd

Description

On the ground floor you will find the utility room and the first of three bedrooms to choose from – a lovely twin with shower room accessed via the utility. Up a flight of stairs to the first floor there are a further two bedrooms, each with an en-suite shower room. On the second floor is the elegant light and airy open-plan lounge/kitchen/diner offering panoramic sea views from the feature windows leading to the large balcony offering stunning views from sunrise to sunset and is ideal for al fresco dining and entertaining.

The property also benefits from a lovely, enclosed garden with a lawn ideal for a BBQ or for the children to play, there is a gate that opens out onto the sandy beach and sea. The garage is currently used as a games room with table football and a selection of dedicated computer games. Alternatively, there is ample space for the storage for bikes and paddleboards in the garage with the benefit of a newly installed, insulated electric garage door. There is also ample parking to the front of the property comfortably providing parking for four cars.

Visit the renowned marina, or along the beach which is part of the Sarnau Special Area of Conservation with an abundance of natural habitats and wildlife to explore. Enjoy traditional seaside activities including swimming, sailing, surfing and canoeing. The pretty town itself offers independent shops, restaurants, cafes and amenities, including a leisure activity centre with a pool, archery and more. Walkers and cyclists should follow the Llyn Coast Path, which promises breath-taking sea views, while culture lovers will enjoy a visit to the nearby Criccieth Castle, Portmeirion Italianate village, or National Trust Plas Yn Rhiw, all within 15 miles.

Step out onto the coastal path with stunning walks to Llanbedrog, Abersoch, or just stroll along the beach front into Pwllheli village centre. It is being sold fully furnished with all recently replaced quality beds, all with the ability to be used as doubles or six singles. Sky TV is installed, along with BT fibre broadband, and the central heating boiler was replaced in the last twelve months, along with a new dishwasher.

Tenure / Property Information

Council Tax Exempt: 1; Tenure: Freehold

Investment Analysis

HB analysis uses the supplied Edward Mellor scrape as the primary property source. Auctioneer facts are separated from HB desktop estimates; all figures should be verified before bidding.

Investment Snapshot

Market Comparables

No priced sold comparable was captured in the supplied scrape. Base GDV £440,000 is an HB desktop estimate because no priced sold comparable was captured in the supplied scrape; independent sold-evidence research is required before bidding.

Proposed Works

HB desktop works allowance: £20,000. Allow for inspection-led repairs, decoration, safety/compliance items and contingency.

Rental Value

Most people dream of owning a beachfront property offering stunning views across the sea…….in this case you can make your dream a reality. If you are looking for coastal living or wish to own a high yield holiday rental property (last 12 months £44,732) then look no further. 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.

Low / Base / High Investment Scenario

BTL Analysis

At the starting bid, the gross yield is 12.8%.

BRRR Analysis

Using a 75% refinance against the HB base GDV gives indicative refinance proceeds of £330,000. Against purchase plus works of £370,000, indicative cash left in is £40,000. Finance, tax, legal fees and lender valuation haircuts are excluded.

Flip Analysis

At the HB base GDV, after purchase plus works and an indicative 2% selling allowance, the pre-finance/pre-tax flip surplus is approximately £61,200. This is a screening figure, not a formal valuation.

Maximum Bid Indicator

HB Desktop Screening Ceiling: approximately £345,200. This is a desktop screening ceiling only, not a formal valuation or instruction to bid; SDLT, finance, legal fees and property-specific abnormal costs must be added separately.

Strategy Recommendation

Most relevant strategy: Holiday Let / Lifestyle Investment. The choice reflects the scraped condition/occupancy narrative, available rent evidence and the relationship between the starting bid, works allowance and HB base GDV.

Strategy Rating

Holiday Let ★★★★☆; BTL ★★★★★; Flip ★★★★☆

Key Risks

• thin priced sold-comparable evidence in the supplied scrape

Analysis Confidence

Medium. Confidence reflects the quality of the supplied listing information, embedded coordinates/images, and the amount of sold/rental evidence captured in the scrape.