Minafon, 3 Water Street, Llanfairtalhaiarn, LL22 8SB

UPRN:10024339463Mid Terrace HouseBeds -Built before 1900

FreeholdCouncil Tax: -EPC: A (92)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 1mo agoRisk· 2y agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Minafon, 3 Water Street, Llanfairtalhaiarn, LL22 8SB

HP Score

/ 100

Strong

Verdict

2 days ago

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

14 of 21 sources

Sale Estimate

£145,000

£131k - £160kMedium

Estimate

£145k

Range

£131k – £160k

Rent Estimate (pcm)

£750

£700 - £800

Monthly

£750

Yield

3.46%

Verdict

Derived from HomePortfolio scores

Minafon earns an INVESTIGATE rating with HP Score 75/100. Investment score 65/100 reflects moderate fundamentals. Crime intensity is low. Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is freehold. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesEPC RegisterPortal listingsMarket estimates (third-party AVM)ONS Census 2021Police.ukHM Land Registry company ownershipHM Land Registry covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

75/ 100

Strong

Investment Score

65/ 100

Moderate

Crime Score

19/ 100

Moderate

Walkability

No data

Transit & Bike

No data

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 2 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Valuation edge-0.6/15
claims [AVM -79.3% (MEDIUM)] → measured edge -0.12pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; asking more than 10% above the estimate (measured -0.33pp)
Market estimate used (MEDIUM confidence) · snapshot 12 Oct 2026
- valuation_snapshotsestimate for 10024339463· as of 12 Oct 2026
Rental economics0/40
gross yield 3.5%; range width penalty ×0.93
- valuation_snapshotsrent estimate 750/mo (range 700-800)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -676/mo, -90% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing
- underwriting_assumptionscosts not disclosed by the advert· as of 2 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 58 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge
- portal_listingsprice_changes + first_published_date· as of 2 Nov 2026
Risk & liquidity12.8/15
229 sales/12mo in area; valuation range width 20%
- property_intelligencetransactions_12mo

4 of 4 components scored. Ranks on gross yield, the stress margin, risk and disclosed facts. A pricing claim earns only its measured edge: today 0 for the market estimate and at most +0.5pp for sold evidence. The score itself is not yet checked against the outcomes of homes it scored.

Economics

What happens to your money

Price sensitivity

£195,000£299,000

The same scorer re-run at hypothetical asking prices, holding rent, comps and listing history constant. Not a prediction of what the seller would accept.

Your assumptions

Purchase price£260,000

At the asking price

Monthly rent£750/mo

Evidenced range £700-£800

Interest rate5.4%

Loan to value75%

Cash required: £82,300
Net cash flow: -£358/mo
Cash on cash: -5.2%
Score at this price: 12

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.85 - below the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Evidence

Where every number comes from

valuation_snapshotsestimate for 10024339463Valuation edge · as of 12 Oct 2026
valuation_snapshotsrent estimate 750/mo (range 700-800)Rental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 2 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 2 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Rental economics needs verification before you rely on it
rent estimate 750/mo (range 700-800)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 58 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge

Property risk deep-dive →

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The rent estimate rests on area-level evidence, not lettings on this street.
2. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Every step above was generated from a specific gap or flag in the evidence - no generic advice, no invented tasks.

Valuation & Market

Sale Estimate£145,000

Rent Estimate (pcm)£750

Gross Yield3.46%

1y Growth-

3y Growth+1.2%

5y Growth+1.2%

10y Growth+4.0%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningLow
LandslideSignificant
Air QualityLow
NoiseWithheld

View Full Risk Report

Planning Activity

Recent Apps

0LL22 8SB

Approval Rate

-12mo

Development

low

0/53235
Installation of a total of 12 black solar photo-voltaic panels on the roof slopes of the detached garage [total number on garage - 8] and 4 additional panels with peripheral skirt on the lean-to addition at the south of the listed Dolhaiarn, [total number - 12] and associated equipment and connections.
Conditions
0/53219
Installation of a total of 12 black solar photo-voltaic panels on the roof slopes of the detached garage [total number on garage - 8] and 4 additional panels with peripheral skirt on the lean-to addition at the south of the listed Dolhaiarn, [total number - 12] and associated equipment and connections. (Listed Building Consent)
Conditions
0/52676
Non Material Amendment to Planning Approval 0/49149 (Conversion of chapel (now vacant) to holiday accommodation.) to allow for the addition of roof lights, changing a window to a door, as per the original application and internal amendments.
Conditions

View Planning Timeline