Brynllys, Bontgoch, Talybont, SY24 5DP

UPRN:49077590Detached House5 bedsBuilt -

FreeholdCouncil Tax: -EPC: -

Data freshness:Listing· freshPrice Paid· freshPlanning· 5mo agoRisk· 2y agoConnectivity· 1mo agoSchools· 4mo agoAmenities· 1mo agoArea· Census 2021

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

16 of 21 sources

Sale Estimate

£789,000

£710k - £868kMedium

Estimate

£789k

Range

£710k – £868k

Rent Estimate (pcm)

£2,300

£2k - £3k

Monthly

£2,300

Yield

3.68%

Verdict

Derived from HomePortfolio scores

Brynllys earns an INVESTIGATE rating with HP Score 68/100. Investment score 60/100 reflects moderate fundamentals. Crime intensity is very 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 SourcesPortal 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

68/ 100

Mixed

Investment Score

60/ 100

Moderate

Crime Score

10/ 100

Low

Walkability

No data

Transit & Bike

No data

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 5 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 +4.9% (MEDIUM)] → 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 (MEDIUM confidence) · snapshot 13 Oct 2026
- valuation_snapshotsestimate for 49077590· as of 13 Oct 2026
Rental economics0/40
gross yield 3.7%; range width penalty ×0.63
- valuation_snapshotsrent estimate 2300/mo (range 2000-2650)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,603/mo, -70% 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 5 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 93 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 5 Nov 2026
Risk & liquidity12.8/15
38 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

£562,500£862,500

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£749,950

At the asking price

Monthly rent£2,300/mo

Evidenced range £2,000-£2,650

Interest rate5.4%

Loan to value75%

Cash required: £253,783
Net cash flow: -£939/mo
Cash on cash: -4.4%
Score at this price: 13

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.91 - 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 49077590Valuation edge · as of 13 Oct 2026
valuation_snapshotsrent estimate 2300/mo (range 2000-2650)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 5 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 5 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 2300/mo (range 2000-2650)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 93 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£789,000

Rent Estimate (pcm)£2,300

Gross Yield3.68%

1y Growth+103.1%

3y Growth+6.6%

5y Growth-0.6%

10y Growth+3.4%

Last Sold Price£165,000 (2014-12-12)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningSignificant
LandslideSignificant
Air QualityLow
NoiseWithheld

View Full Risk Report

Planning Activity

Recent Apps

0SY24 5DP

Approval Rate

-12mo

Development

low

A250523
Re-submission of application A240260 to build a holiday accommodation, pods, at existing lake, Coed Pistyll-Goch also create new vehicle access to the site.
Rejected
A250260
Variation of condition 23 from planning permission A220502 (The ancillary studio shall not be occupied at any time other than for purposes ancillary to the residential use of the dwelling known as 'Old Shop').
Pending
A240506
Change of use of existing outbuilding to holiday let unit.
Conditions

View Planning Timeline