Tan Y Bryn House, Ffordd y Berth, Abergele, LL22 9AU

UPRN:200001898293Detached House5 bedsBuilt 1950-1966

FreeholdCouncil Tax: -EPC: D (57)

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

Tan Y Bryn House, Ffordd y Berth, Abergele, LL22 9AU

HP Score

/ 100

Strong

Verdict

5 days ago

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

Evidence

14 of 21 sources

Sale Estimate

£626,000

£595k - £657kHigh

Estimate

£626k

Range

£595k – £657k

Rent Estimate (pcm)

£2,850

£3k - £3k

Monthly

£2,850

Yield

5.70%

Verdict

Derived from HomePortfolio scores

Tan Y Bryn House 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 listingsOfcom Connected NationsMarket estimates (third-party AVM)ONS Census 2021Police.ukHM 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

23/ 100

Moderate

Walkability

No data

Transit & Bike

No data

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 10 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 +4.2% (HIGH)] → 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 12 Oct 2026
- valuation_snapshotsestimate for 200001898293· as of 12 Oct 2026
Rental economics5/40
gross yield 5.7%; range width penalty ×0.88
- valuation_snapshotsrent estimate 2850/mo (range 2600-3050)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -567/mo, -20% 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 10 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 139 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 10 Nov 2026
Risk & liquidity14.7/15
229 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

£450,000£690,000

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£600,000

At the asking price

Monthly rent£2,850/mo

Evidenced range £2,600-£3,050

Interest rate5.4%

Loan to value75%

Cash required: £201,300
Net cash flow: -£52/mo
Cash on cash: -0.3%
Score at this price: 20

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.41 - clears 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 200001898293Valuation edge · as of 12 Oct 2026
valuation_snapshotsrent estimate 2850/mo (range 2600-3050)Rental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 10 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 10 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 2850/mo (range 2600-3050)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 139 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. 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.
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£626,000

Rent Estimate (pcm)£2,850

Gross Yield5.70%

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
MiningSignificant
LandslideSignificant
Air QualityLow
NoiseWithheld

View Full Risk Report

Planning Activity

Recent Apps

0LL22 9AU

Approval Rate

-12mo

Development

low

0/53719
Proposal for the installation of two rapid electric vehicle charging stations and ancillary equipment within the car park of McDonald's.
Pending
0/53769
Certificate of Lawfulness for the Existing Use of a commercial property with unrestricted opening hours.
Pending
0/53731
Erection and alteration of boundary treatments comprising of stone-faced walls and stone-clad piers, metal railings and pedestrian/vehicular gates to the front and side boundaries, metal railing fencing and gates within the site, and installation of a new 1.8m-high rear boundary fencing with pedestrian gate.
Pending

View Planning Timeline