Property Description: We are pleased to present a fantastic investment opportunity at 5 Pen Y Bryn, Neath, available through a private sale outside of auction. This property, currently priced at £81,995 (£78,000 purchase price plus £3,995 auction fees), presents an excellent chance for savvy investors looking to enter the property market at a lower cost.
Key Investment Highlights:
Auction Advantage: Acquiring this property outside of auction means you can capitalise on a favourable sale price, with a 28-day completion timeline (with the possibility of negotiating up to 56 days), making it ideal for those with immediate funding options or bridging AIPs available.
Strong Profit Potential: With a projected end value of £150,000 after a full renovation, this property offers significant profit margins, allowing you to leverage your investment effectively. The renovation is primarily cosmetic, which means you can focus on enhancing the property's appeal without the complications of major structural work.
Desirable Location: Situated in a reputable area of Llanelli, the property benefits from strong neighbourhood values and demand, ensuring that your investment is well-placed within a thriving community.
Condition Assessment: The property is free from damp and does not require any major structural repairs. This provides peace of mind as you embark on your renovation project, allowing you to concentrate on cosmetic upgrades that will elevate its market value.
This is an ideal opportunity for investors seeking to make a mark in the property market with a manageable renovation project. Don’t miss out on the chance to transform this property into a lucrative asset. Act quickly, as opportunities like this in good areas do not last long!

Number of Bedrooms (current): 3

Is there potential to add a bedroom?: No

Reception Rooms: 1

Bathrooms/shower-rooms: 1

Property Asking Price: £78,000 guide price on Auction

Agreed Sale Price: £78,000 + £3995 Auction Fees = £81,995

Fair Market Value (DUV): £150,000

Comparables: 

Sold - Comparable properties (within a 1/2-mile-square radius) up to the value of £160,000

£140,000 17 Moorland View, SA11 1JW 3 Bedroom Terrace Sold on 30/07/24
£150,000 31 Bryn Nedd, SA11 1JJ 3 Bedroom Semi-Detached Sold on 23/07/24
£134,000 98 Cimla Road, SA11 3UD 3 Bedroom Semi-Detached Sold on 12/03/24
£140,000 22 Valley View, SA11 3SE 3 Bedroom Semi-Detached Sold on 21/02/24
£135,000 56 Moorland Road, SA11 1JW 3 Bedroom Semi-Detached Sold on 09/02/24
£135,000 11 Bryn Nedd, SA11 1JJ 3 Bedroom Semi-Detached Sold on 15/12/23
£150,000 12 Talbot Road, SA11 1UT 3 Bedroom Semi-Detached Sold on 08/09/23

Comparable properties (within a 1/2-mile-square radius) For Sale up to £160,000

£144,995 Kingdon Owen Road, SA11 1JP 3 Bedroom Semi-Detached Listed 16/09/24 CTF

Sold subject to contracts SOLD STC or Under Offer properties in the last 12 months

SOLD STC £139,995 Bwlch Road, SA11 3RU 3 Bedroom Semi-Detached Listed 16/08/24 Welvan
SOLD STC £140,000 Crynallt Road, SA11 3PY 3 Bedroom Semi-Detached Listed 17/04/24 Peter Morgan
SOLD STC £130,000 Groves Road, SA11 1UU 3 Bedroom Semi-Detached Listed 23/10/24 Peter Morgan
SOLD STC £140,000 Talbot Road, SA11 1UT 3 Bedroom Semi-Detached Listed 16/09/24 Leadenhall
Under Offer £129,950 Talbot Road, SA11 1UT 3 Bedroom Semi-Detached Listed 05/09/24 Abbey

Market Status: auction

Why is the property being sold?: Distressed Seller

Is the property in a lettable condition: No

Is the sale price negotiable?: No

Property Type: House

Freehold or Leasehold: Freehold

Is the property part of portfolio?: Unknown

Exit Strategy 1: Cash Purchase Flip (or bridge)

Exit Strategy 2: BTL

Exit Strategy 3: Capital Growth

If HMO strategy please select: Property is NOT in any article 4 area and does not currently have an HMO licence from local authority.  Investor needs to apply.

Potential Target Demographic: Families

Refurbishments Required: 

12-Week Renovation Schedule. This comprehensive 12-week renovation schedule breaks down the tasks into manageable weekly goals, ensuring a systematic approach to the project while allowing for potential delays and adjustments.

Week 1: Rip Out and Prepare for Build
Remove all existing fixtures and fittings, including kitchen units and bathroom suites.
Clear debris from the property and assess the roof for repairs if needed.
Prepare the site for upcoming work.

Week 2: Boarding, Stud, and Insulation
Repair stud walls to reconfigure the layout as needed.
Board walls and ceilings with appropriate materials.
Add insulation to improve energy efficiency.

Week 3: First Fix Electrics
Run new electrical wiring throughout the property.
Install electrical boxes, sockets, and switches.
Ensure compliance with safety regulations.

Week 4: First Fix Plumbing and Heating
Install new plumbing lines for the kitchen and bathrooms.
Set up the heating system, including radiators and boiler connections.


Week 5: Internal Plastering
Apply plaster to all newly boarded walls and ceilings.
Ensure a smooth finish, allowing for drying time before painting.


Week 6: Woodwork and Trimming
Install skirting boards, architraves, and any necessary woodwork.
Prime woodwork for painting and prepare surfaces for finishing.


Week 7: Bathroom Installation
Fit bathroom fixtures, including toilets, sinks, showers, and tubs.
Secure all plumbing connections and conduct initial tests for leaks.


Week 8: Kitchen Installation
Install kitchen units, countertops, and appliances.
Connect plumbing and electrical services for the kitchen.


Week 9: Painting and Decorating
Prep all surfaces for painting, including sanding and priming.
Apply paint to walls, ceilings, and woodwork with attention to detail.


Week 10: Second Fix Electrical
Install final electrical fixtures, including light fittings, switches, and outlets.
Conduct safety checks to ensure all systems are operational.


Week 11: Second Fix Plumbing and Heating
Fit final plumbing fixtures such as taps and shower heads.
Test plumbing and heating systems for functionality and efficiency.


Week 12: Carpet, Flooring, and External Work
Install carpets in designated areas and lay hard flooring in kitchens and bathrooms.
Clear the garden and enhance the front of the house presentation (front door, cleaning windows, landscaping).

Total Duration: 12 Weeks
This 12-week plan provides a structured timeline for the renovation while allowing flexibility for unexpected challenges. Regular updates and communication with contractors will ensure the project stays on track and meets the desired outcomes. 

Tiger Burrows Ltd offers full renovation management, details plans, contract management and weekly reporting for 10% of the build costs.

Estimated Refurbishment Costs: £39,500

Flip Figures -

Purchase Price: £81,995

Refurb Costs: £39,500

Entry Legal Costs: £1600

Exit Legal Costs: £1000

Stamp Duty: £4099.75

Survey Costs: £450

Tiger Burrows Consultation Fee: £2997

Estimated 6 months bills costs: £750

Estate Agent Selling Fees: £1950

Total Costs for investor: £133,392.75

Re-sale price (DUV): £150,000

Estimated Flip Profit: £16,607.25

BTL Figures:

Purchase Price: £81,3996

Refurb Costs: £39,500

Legal Costs: £1600

Stamp Duty: £40995

Survey: £450

Broker Fee:

Tiger Burrows Consultation Fee's: £2997

Estimated Rental Income: £850

New Mortgage: £468.75 @ 5%

Stress Test Mortgage: £562.50 @ 6%

Estate Agent Rates: £85

MOE: £85

Cash Flow Most Likely: £211.25

Cash Flow Stress Test: £117.50

Auction Property Purchase requirements:

I will require 2 forms of ID one photo and one proof of address dated in the last 3 months for all parties purchasing. If you are purchasing via a business we will require director’s ID and full name and registered address of the company.

The exchange date is the date the contract is signed completion is 28 days thereafter.

The 10% deposit of £7,800 and the Buyer’s Premium £ 3,995 (no vat) the bank details will be provided for the BACs transfer, please see below.

We require the full details of the acting solicitor including company name, name of the solicitor, address, telephone number and email address. 

We need to arrange for the contract to be signed, this can be done electronically through Docusign, monies to be transferred by Bacs, ID’s can be sent via email or WhatsApp, whatever is more convenient. 

We cannot do a formal exchange until we have both funds, solicitors’ information, signed contract and ID. Once everything has been completed for the exchange, the relevant documents will be sent to all parties involved.