Bryn Morwydd, Cwm Safnast, Aberdovey, LL35 0SE

UPRN:10070358062Detached House5 bedsBuilt -

FreeholdCouncil Tax: -EPC: D (55)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· 1mo agoEPC· 3mo agoRisk· 2y agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Bryn Morwydd, Cwm Safnast, Aberdovey, LL35 0SE

HP Score

/ 100

Mixed

Verdict

2 days ago

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate

Evidence

14 of 21 sources

Sale Estimate

£949,000

£854k - £1.04MMedium

Estimate

£949k

Range

£854k – £1.04M

Rent Estimate (pcm)

£2,550

£2k - £3k

Monthly

£2,550

Yield

2.45%

Verdict

Derived from HomePortfolio scores

Bryn Morwydd earns an INVESTIGATE rating with HP Score 67/100. Investment score 64/100 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 listingsOfcom Connected NationsOfcom mobile coverageMarket estimates (third-party AVM)ONS Census 2021Police.ukHM Land Registry covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

67/ 100

Mixed

Investment Score

64/ 100

Moderate

Crime Score

20/ 100

Moderate

Walkability

No data

Transit & Bike

No data

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 9 Nov 2026

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

Check before relying on this score: the advert has 7 bedrooms but the valuation snapshot describes 5 - an extension, conversion or HMO the evidence does not reflect, or a different home. It ranks after every home whose inputs are verified.

Valuation edge-0.6/15
claims [AVM -31.7% (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 13 Oct 2026
- valuation_snapshotsestimate for 10070358062· as of 13 Oct 2026
Rental economics0/40
gross yield 2.4%; range width penalty ×0.65
- valuation_snapshotsrent estimate 2550/mo (range 2200-2900)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -3,529/mo, -138% 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 9 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 74 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 9 Nov 2026
Risk & liquidity12.1/15
23 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

£937,500£1,437,500

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£1,250,000

At the asking price

Monthly rent£2,550/mo

Evidenced range £2,200-£2,900

Interest rate5.4%

Loan to value75%

Cash required: £445,050
Net cash flow: -£2,453/mo
Cash on cash: -6.6%
Score at this price: 12

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.60 - 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 10070358062Valuation edge · as of 13 Oct 2026
valuation_snapshotsrent estimate 2550/mo (range 2200-2900)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 9 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 9 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 2550/mo (range 2200-2900)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 74 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£949,000

Rent Estimate (pcm)£2,550

Gross Yield2.45%

1y Growth-

3y Growth-1.5%

5y Growth-2.2%

10y Growth+1.6%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningSignificant
LandslideModerate
Air QualityLow
NoiseWithheld

View Full Risk Report

Planning Activity

Recent Apps

0LL35 0SE

Approval Rate

-12mo

Development

low

NP5/50/12N
Change of use from dwellinghouse (Use Class C3) to a short term (Use Class 6) let as an ancillary part of the hotel (Use Class C1)
Conditions
NP5/50/741A
Installation of solar panels on the roof & external batteries unit on north elevation
Conditions

View Planning Timeline