Bryn Ffynnon, Dolgellau, LL40 1RR

UPRN:200003205371Detached House7 bedsBuilt before 1900

FreeholdCouncil Tax: -EPC: E (53)

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

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

13 of 21 sources

Sale Estimate

£883,000

£706k - £1.06MLow

Estimate

£883k

Range

£706k – £1.06M

Rent Estimate (pcm)

£2,350

£2k - £3k

Monthly

£2,350

Yield

3.22%

Verdict

Derived from HomePortfolio scores

Bryn Ffynnon earns an INVESTIGATE rating with HP Score 71/100. 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 NationsMarket estimates (third-party AVM)ONS Census 2021Police.ukHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

71/ 100

Mixed

Investment Score

64/ 100

Moderate

Crime Score

22/ 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 3.2%; range width penalty ×0.60
- valuation_snapshotsrent estimate 2350/mo (range 2000-2700)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -2,094/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 9 Nov 2026
Risk & liquidity9.2/15
46 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£875,000

At the asking price

Monthly rent£2,350/mo

Evidenced range £2,000-£2,700

Interest rate5.4%

Loan to value75%

Cash required: £297,550
Net cash flow: -£1,326/mo
Cash on cash: -5.3%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.80 - 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 2350/mo (range 2000-2700)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 Valuation methodology

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 2350/mo (range 2000-2700)

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£883,000

Rent Estimate (pcm)£2,350

Gross Yield3.22%

1y Growth-

3y Growth-3.0%

5y Growth+0.0%

10y Growth+3.0%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningLow
LandslideModerate
Air QualityLow
NoiseWithheld

View Full Risk Report

Planning Activity

Recent Apps

0LL40 1RR

Approval Rate

-12mo

Development

low

NP5/57/232P
Installation of 3 new antennas to replace existing ones, ancillary radio equipment, and 1 new equipment cabinet to replace an existing one within the compound, together with associated development
Approved
NP5/57/586D
Installation of air-source heat pumps on rear elevation and solar panels on the roof
Approved
NP5/57/T786B
Change of use of the basement and ground floor from Shop (Use Class A1) to a mixed use of Shop (Use CLass A1) and Food & Drink (Use Class A3) at
Approved

View Planning Timeline