Treflys, Trefriw, LL27 0UQ

UPRN:10035302042Semi-Detached House3 bedsBuilt 1900-1929

FreeholdCouncil Tax: Band CEPC: D (64)

Data freshness:Listing· freshPlanning· 4mo agoEPC· 6mo agoRisk· 2y agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 4mo ago

HP Score

/ 100

Strong

Verdict

3 days ago

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

Evidence

16 of 21 sources

Sale Estimate

£186,000

£167k - £204kMedium

Estimate

£186k

Range

£167k – £204k

Rent Estimate (pcm)

£650

£600 - £700

Monthly

£650

Yield

3.55%

Verdict

Derived from HomePortfolio scores

Treflys earns an INVESTIGATE rating with HP Score 76/100. Investment score 68/100 reflects moderate fundamentals. Crime intensity is very 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 listingsOfcom Connected NationsOfcom mobile coverageMarket estimates (third-party AVM)HM Land Registry sales matched to addressONS Census 2021Police.ukHM Land Registry company ownershipHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

76/ 100

Strong

Investment Score

68/ 100

Moderate

Crime Score

8/ 100

Low

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 -18.3% (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 10035302042· as of 12 Oct 2026
Rental economics0/40
gross yield 3.5%; range width penalty ×0.89
- valuation_snapshotsrent estimate 650/mo (range 600-700)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -580/mo, -89% 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), 31 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 & liquidity7.1/15
9 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

£165,000£253,000

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£220,000

At the asking price

Monthly rent£650/mo

Evidenced range £600-£700

Interest rate5.4%

Loan to value75%

Cash required: £69,200
Net cash flow: -£293/mo
Cash on cash: -5.1%
Score at this price: 6

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.88 - 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 10035302042Valuation edge · as of 12 Oct 2026
valuation_snapshotsrent estimate 650/mo (range 600-700)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 650/mo (range 600-700)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 31 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£186,000

Rent Estimate (pcm)£650

Gross Yield3.55%

1y Growth-

3y Growth-11.0%

5y Growth+3.8%

10y Growth+1.8%

Last Sold Price£154,000 (2021-02-23)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningSignificant
LandslideSignificant
Air QualityLow
NoiseWithheld

View Full Risk Report

Planning Activity

Recent Apps

0LL27 0UQ

Approval Rate

-12mo

Development

low

NP4/32/A204B
Agricultural Building
Approved
0/53434
Proposed erection of 5no. dwellings and associated development including access, parking and drainage
Pending
0/53408
T1 Ash tree. 10meters high 8inch diameter. Ref: Works T1-1 complete tree removal (Compromised tree likely to damage buildings). T2 Ash tree 11 meters high, 12inch diameter forking into 2 stems close to the base. Ref: T2 Ash Works-1 complete removal (Tree inhibiting repair to building and likely to cause further damage) T3 Pussy Willow 12meters high 12 inch diameter. Ref: T3 willow Works-1 branch removal (damaged branch likely to fall on building). T4 Pussy Willow 12meters high, 10 inch trunk. Ref: T4 Willow Works-1. Pruning 1 - 2 meters of end branches near to roof (branches touching roof and evidence of causing damage). T5 Silver Birch 12meters high, 12 inches diameter. Ref: T5 Birch Works-1. Complete removal of tree (unrecoverable damage to base of trunk). T6 Pussy Willow 12meters high, 3 foot diameter (multi stem from near ground level) Ref: T6 willow Works-1. Cut windfall stem from roots and process fallen stem (fallen stem causing damage to hedge and restricting access). Ref: T6 Willow Works-2. Dismantle the other stems of this tree (High risk of other stems failing and causing damage to trees and structures and people). T7 Pussy Willow 12 meters high, 3-4 feet diameter at base, multi-stem. Ref: T7 Willow Works-1. Complete removal of dead standing tree (risk of damage to hedge and people). T8 Pussy Willow 8 meters high, 10 inch diameter at base, splits into 2 stems. Ref: T8 Willow Works-1 complete removal of dead standing tree (risk of damage to hedge and people).
Conditions

View Planning Timeline