Bryn Golau, Quarry Road, Glyn Ceiriog, Llangollen, LL20 7DA

UPRN:10070383013Detached House3 bedsBuilt 2012-2021

FreeholdCouncil Tax: Band FEPC: C (78)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 3mo agoRisk· 2y agoCrime· freshConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 4mo ago

Bryn Golau, Quarry Road, Glyn Ceiriog, Llangollen, LL20 7DA

HP Score

/ 100

Strong

Verdict

yesterday

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

Evidence

16 of 21 sources

Sale Estimate

£453,000

£430k - £475kHigh

Estimate

£453k

Range

£430k – £475k

Rent Estimate (pcm)

£1,300

£1k - £1k

Monthly

£1,300

Yield

3.55%

Verdict

Derived from HomePortfolio scores

Bryn Golau earns an INVESTIGATE rating with HP Score 79/100. Investment score 70/100 reflects strong 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)HM Land Registry sales matched to addressONS Census 2021Police.ukHM Land Registry company ownershipHM Land Registry covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

79/ 100

Strong

Investment Score

70/ 100

High

Crime Score

16/ 100

Moderate

Walkability

No data

Transit & Bike

No data

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 11 Nov 2026

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

Valuation edge0/15
claims [AVM +2.9% (HIGH), sold-comps -13.7%, £/sqft -13.8%] → measured edge +0.00pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp
Market estimate used (HIGH confidence) · snapshot 11 Nov 2026
- valuation_snapshotsestimate for 10070383013· as of 11 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 21.7%· as of 1 Nov 2026
Rental economics0/40
gross yield 3.5%; range width penalty ×0.74
- valuation_snapshotsrent estimate 1300/mo (range 1150-1450)· as of 11 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,031/mo, -79% 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 11 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 148 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 11 Nov 2026
Risk & liquidity14.7/15
83 sales/12mo in area; valuation range width 10%
- 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

£330,000£506,000

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£440,000

At the asking price

Monthly rent£1,300/mo

Evidenced range £1,150-£1,450

Interest rate5.4%

Loan to value75%

Cash required: £145,300
Net cash flow: -£585/mo
Cash on cash: -4.8%
Score at this price: 15

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 10070383013Valuation edge · as of 11 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 21.7%Valuation edge · as of 1 Nov 2026
valuation_snapshotsrent estimate 1300/mo (range 1150-1450)Rental economics · as of 11 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 11 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 11 Nov 2026

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 1300/mo (range 1150-1450)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 148 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. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
3. Treat the gap to the estimate as unproven - compare recent sold prices on the street yourself before pricing an offer around it.
On later completions, homes listed below their estimate sold at the same share of the asking price as the rest.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£453,000

Rent Estimate (pcm)£1,300

Gross Yield3.55%

1y Growth-

3y Growth+0.1%

5y Growth-1.7%

10y Growth+3.6%

Last Sold Price£60,000 (2010-06-07)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningSignificant
LandslideSignificant
Air QualityLow
NoiseWithheld

View Full Risk Report

Planning Activity

Recent Apps

0LL20 7DA

Approval Rate

-12mo

Development

low

P/2026/0645
LAWFUL DEVELOPMENT CERTIFICATE FOR PROPOSED USE - SINGLE STOREY REAR EXTENSION
Pending
P/2026/0482
DISCHARGE OF CONDITIONS 3 (BIODIVERSITY) AND 4 (DETAIL - AIR SOURCE HEAT PUMP/NOISE) OF PLANNING PERMISSION P/2025/0672
Rejected
P/2026/0417
NON-MATERIAL AMENDMENT TO PLANNING PERMISSION P/2022/0616 TO AMEND APPROVED PLANS - AMENDMENTS TO FENESTRATION AND SECOND FLOOR ROOF AND BALCONY
Approved

View Planning Timeline