5 Min Y Don, Water Street, Menai Bridge, LL59 5DE

UPRN:10090600964Flat/Maisonette2 bedsBuilt -

LeaseholdCouncil Tax: -EPC: B (83)

Data freshness:Listing· freshPrice Paid· freshEPC· 6mo agoRisk· 2y agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

5 Min Y Don, Water Street, Menai Bridge, LL59 5DE

HP Score

/ 100

Strong

Verdict

2 days ago

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

Evidence

16 of 21 sources

Sale Estimate

£373,000

£298k - £448kLow

Estimate

£373k

Range

£298k – £448k

Rent Estimate (pcm)

£1,450

£1k - £2k

Monthly

£1,450

Yield

3.87%

Verdict

Derived from HomePortfolio scores

5 Min Y Don 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 leasehold. 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)HM Land Registry sales matched to addressONS Census 2021Police.ukHM Land Registry company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

79/ 100

Strong

Investment Score

70/ 100

High

Crime Score

28/ 100

Moderate

Walkability

No data

Transit & Bike

No data

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (estimate confidence LOW below scoring floor)

What we could establish

Rental economics0/40
gross yield 3.9%; range width penalty ×0.86
- valuation_snapshotsrent estimate 1450/mo (range 1300-1550)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -963/mo, -66% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 2 Nov 2026· verify before relying on this
Risk & liquidity9.2/15
61 sales/12mo in area; valuation range width 40%
- property_intelligencetransactions_12mo

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Economics

What happens to your money

Your assumptions

Purchase price£450,000

At the asking price

Monthly rent£1,450/mo

Evidenced range £1,300-£1,550

Interest rate5.4%

Loan to value75%

Cash required: £148,800
Net cash flow: -£515/mo
Cash on cash: -4.2%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.95 - 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_snapshotsrent estimate 1450/mo (range 1300-1550)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 · verify before relying on this
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
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics needs verification before you rely on it
rent estimate 1450/mo (range 1300-1550)

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. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
3. 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£373,000

Rent Estimate (pcm)£1,450

Gross Yield3.87%

1y Growth-57.4%

3y Growth-2.0%

5y Growth-0.9%

10y Growth+2.7%

Last Sold Price£390,000 (2022-03-27)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningLow
LandslideModerate
Air QualityLow
NoiseWithheld

View Full Risk Report

Planning Activity

Recent Apps

-LL59 5DE

Approval Rate

-12mo

Development

HHP/2026/78
Cais llawn ar gyfer addasu ac ehangu gan gynnwys balconi a chodi uchder y to presennol yn / Full application for alterations and extensions including a balcony and raising the existing roof height at
Pending
FPL/2026/88
Cais llawn ar gyfer newid defnydd rhan o'r siop presennol ar y llawr gwaelod (Dosbarth Defnydd A1) i gaffi (Dosbarth Defnydd A3) yn / Full application for the change of use of part of the existing shop on the ground floor (Use Class A1) into a cafe (Use Class A3) at
Conditions
C26/0251/11/HY
Arddangos arwydd newydd ar safle busnes. Bydd yr arwydd ar ffurf sgrin arddangos gyda chynnwys cyfnewidiol a bydd yn osodiad parhaol. Display of a new sign on a business premises. The sign will comprise a display screen with interchangeable content and will be a permanent installation.
Pending

View Planning Timeline