🏖 Why Porthcawl Is One of the Best Property Investment Areas in South Wales

Porthcawl is quickly becoming one of the top coastal investment hotspots in Wales, driven by major regeneration, rising long‑term prices, and its reputation as a beautiful holiday destination with year‑round appeal.

1. Multi‑Million Regeneration Transforming the Waterfront - [porthcawlw...ront.co.uk]

The Porthcawl Waterfront Regeneration Masterplan is bringing:

• Up to 1,100 new homes,

• New shops, cafés, leisure and event spaces,

• A new lido‑style pool, funfair zone, green spaces,

• Major promenade upgrades and coastal defences.

This regeneration is expected to significantly uplift property values and increase tourism footfall.

2. Strong Long‑Term Capital Growth

Porthcawl has experienced 15% capital growth over the last three years, with an annualised rate of 4.8%, demonstrating strong investment fundamentals.

The average sold price reached £349,000 in early 2026, showing sustained buyer demand.

3. One of the Most Beautiful Coastal and Holiday Destinations

With sandy beaches, surfing at Rest Bay, Victorian promenade, coastal walks, and popular festivals, Porthcawl attracts tourists in all seasons.

4. Big Potential for Serviced Accommodation

Thanks to strong year‑round tourism, major events, beach attractions, and watersports, a savvy investor can easily operate this property as serviced accommodation to achieve much higher yields than a standard BTL.

📍 Investment Brief – Porthcawl CF36 3YA

1. Executive Summary

A studio flat requiring modernisation, located just minutes from the seafront and town centre. The deal includes freehold ownership of all three flats in the building and sits in a high‑demand rental area with proven capital growth.

Suitable for:
✔️ Buy‑to‑Let / BRRR
✔️ Flip strategy
✔️ Serviced accommodation
✔️ Long‑term appreciation play

2. Key Property Highlights

• Prime central Porthcawl location

• Walking distance to beaches, bars, restaurants, and shops

• Strong rental & holiday‑let demand

• Freehold included

• Generous rear garden

• Minutes from promenade & coastal paths

• No allocated parking (Pay & Display directly behind the property)

3. Financial Summary (Updated With Sourcing Fee)

Purchase & Cost Breakdown

🔹 Total Cash Required

• Purchase Price: £70,000

• Refurbishment: £12,500

• Stamp Duty: £3,500

• Professional Fees (Legals + Survey): £2,500

• Freehold Cost: £0

• Sourcing Fee: £2,997

• Total Cash In: £91,497

• Cash required If Lending (incl. sourcing fee): £41,084

4. Projected Valuation (GDV)

Average £/m² from comparables: £2,863.88

1. Property Size (GIA): 35 m²

2. Calculated GDV: £2,863.88 × 35 m² = £100,235.68

3. Rounded GDV for investment appraisals: £100,000

4. Comparable sales used:

   • 48 Victoria Avenue (£160,000, 60 m²)

   • 13 Seabank Court (£155,000, 44 m²)

   • 42C Mary Street (£175,000, 61 m²)

   • 36A Mary Street (£175,000, 73 m²)

MetricFigure GIA35 m²GDV (Calculated) £100,235.68 Rounded GDV£100,000

5. Rental Performance (Buy‑to‑Let / BRRR)

🔹 Monthly Performance

• Monthly Rent: £725

• Monthly Mortgage: £312.50

• Management + MOE: £145

• Total Monthly Costs: £457.50

• Net Monthly Cashflow: £267.50

🔹 Annual Performance

• Annual Rent: £8,700

• Annual Mortgage Payments: £3,750

• Annual Management + MOE: £1,740

• Total Annual Costs: £5,490

• Net Annual Cashflow: £3,210

🔹 Refinance & ROI

• GDV: £100,000

• Refinance @ 75% LTV: £75,000

• Total Cash In: £91,497

• Cash Returned by Refinance: £75,000

• Money Left In Deal: £16,497

• ROI: 19.45%

6. 📘 BRRR Strategy (Bullet Format)

BRRR Steps

• Buy at £70,000

• Refurb for £12,500

• Rent for £725 pcm

• Refinance at £100k GDV

• Pull out £75,000 mortgage funds

• Leave £16,497 in the deal

BRRR Outcome

• Net Monthly Income: £267.50

• Net Annual Income: £3,210

• ROI: 19.45%

7. 🔨 Flip Strategy (Bullet Format)

Costs

• Purchase Price: £70,000

• Refurbishment: £12,500

• Fees + Stamp Duty: £6,000

• Sourcing Fee: £2,997

• Total In: ~£91,500

Returns

• GDV: £100,000

• Gross Profit: ~£8,500

• Selling Costs: ~£2,500

• Net Flip Profit: ~£6,000

8. 📌 Comparable Sales Evidence (Bullet Format)

• 48 Victoria Avenue

  • Sold Price: £160,000

  • Size: 60 m²

  • £/m²: £2,666.67

• 13 Seabank Court

  • Sold Price: £155,000

  • Size: 44 m²

  • £/m²: £3,522.73

• 42C Mary Street

  • Sold Price: £175,000

  • Size: 61 m²

  • £/m²: £2,868.85

• 36A Mary Street

  • Sold Price: £175,000

  • Size: 73 m²

  • £/m²: £2,397.26

• Average £/m² across comparables: £2,863.88

• Your subject property:

  • Address: 42B Mary Street

  • GIA: 35 m²

  • Estimated GDV: £100,235.68

9. 📌 Rental Comparables (Bullet Format)

• Porthcawl – 1 Bed Terraced House, Birch Walk

  • Monthly Rent: £895 pcm

  • Location: Porthcawl

  • Property Type: 1‑bed terraced house

• North Cornelly – 1 Bed Semi‑Detached House, Mill Meadow

  • Monthly Rent: £695 pcm

  • Location: North Cornelly (nearby area)

  • Property Type: 1‑bed semi‑detached house
    

• Local Studio/Small Flat Listings (Zoopla)

  • Typical studio / 1‑bed rents in the area: £650–£750 pcm

  • Supports your target rent of £725 pcm

10. 📌 Investment Summary

• Purchase Price: £70,000

• Total Cash Required (incl. sourcing fee): £91,497

• Refurbishment Cost: £12,500

• GDV (Projected): £100,000

• Refinance Amount (75% LTV): £75,000

• Money Left in Deal: £16,497

• Monthly Rent: £725

• Monthly Costs (Mortgage + MOE): £457.50

• Net Monthly Cashflow: £267.50

• Net Annual Cashflow: £3,210

• ROI: 19.45%

• Rental Demand: Strong rental and holiday‑let demand due to location, beaches, and amenities.

• Regeneration Impact: Major multi‑million‑pound waterfront regeneration improving long‑term values and desirability. [herald.wales], [swanseabaynews.com]

• Freehold Included: Yes — provides added security and future upside.