Gwendoline Street – Decision to invest

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Gwendoline Street – Decision to invest

Picture of Gwendoline St property with Decision to invest written on it

This property came from PSW, and receiving their email with the summary document started the process of deciding if it was a good investment, what the strategy would be, if the suggested strategy paid off or not etc.

The basics:
Purchase: £45,000
Other costs: £5,000
Refurb: £15,000
Total Spend: £65,000

Walk score: 77 Very Walkable

Port Talbot is a new area for us, so a full area analysis was completed to determine if the area is a suitable with appropriate demand to match projected outcome.
To keep the blog tidy, we have separated that off to another post here: Port Talbot Area Analysis.

Some more indepth details below.

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Below here is some more info for people we know and trust, check out how to read it here.
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Return Options

 Buy to Let Flip HMO – option
Rent: £550 pcm / £6,600 pa
GDV: £82,000
Capital Back from Refin: £59,500
Cap left behind if BTL: £2,500
Gross Yield: 9.72%
EFMV: £82,000
Sales Costs: £2,140
Return: £12,273
Yield: 18.08%
Refurb additional: £15,000
Rent: £16,800 pa
GDV: £95,000
Refinance: £66,500
Left in: £18,900
Com Val: £168,000
Com Refin: £117,600
Gross Yield: 19.6%

Below here is the outcome of the decision for actual investor partners in this project.


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Based on the above there is a good return on all options. Our preference is to go for the HMO option provided the requirements of the local council are not too onerous, as it will be the highest yielding, with highest % of capital returned on commercial loan terms.


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Jun and Craig are the principals of JC Holdings, they are on an adventure in the UK and sharing their experience via this blog for education and transparency. More details about them on the about page here About us

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