Bury Port for a £20k flip profit or solid BT
Bury Port for a £20k flip profit or solid BT
• Location: Burry Port, Carmarthenshire, SA16 0BE
• Type: 3-Bedroom Mid-Terrace · 122m² · Freehold
• Purchase Price: £110,000 (pre-auction, agreed price)
• Done-Up Value: £180,000
• Grant Available: Up to £25,000 from Carmarthenshire County Council
Figures
• Stamp Duty: £5,500 | Pre-Auction Fee: £4,194
• Renovation Budget: £30,000
• Flip Profit: £20,409 | Flip ROI: 27.7%
• BTL Refinance @ 75% LTV: £135,000 out | Cash-back position: +£20,923
• Monthly Rent: £950 | BTL ROI: 11.3%
Reserve this deal here for £1,99. This fee is fully refundable should you decide not to go ahead after completing your due diligence. Full legal pack available on request.
Stepney Road,
Burry Port, SA16 0BE
3-Bedroom Mid-Terrace · Pre-Auction Acquisition · Buy-to-Let / Flip · Carmarthenshire
Property Snapshot
A sizeable 122m² freehold terrace in Burry Port — a coastal town in Carmarthenshire with strong rental demand, good transport links, and a market that has been consistently active. The property has been on the market since 2024 and reduced significantly, giving scope for a pre-auction purchase at a meaningful discount. Two credible exits: a flip returning £20,409 at 27.7% ROI, or a buy-to-let with £135,000 refinanced out, leaving the investor cash-positive in the deal.
Why Burry Port?
Burry Port sits on the Carmarthenshire coast between Llanelli and Kidwelly — a well-connected, family-oriented town with a marina, beach access, and a mainline train station. It draws both commuters heading into Llanelli and Swansea, and renters who want coastal living without coastal prices.
The Rightmove average for terrace properties in SA16 stands at £147,749 — up 6% on 2024 data. Active comparable sales and a string of recent SSTC listings in the immediate area confirm this is a functioning market with real buyer demand. The numbers here are not aspirational — they're grounded in what's actually been selling.
Market Valuation Evidence
Recent Sold Comparables — Stepney Road & Surrounding Streets
| Address | Price | Date | Type | Size |
|---|---|---|---|---|
| Stepney Road / Street Comparables | ||||
| 110 Stepney Street, SA16 0BP | £179,950 | Oct 2024 | 3-Bed Semi | 122m² |
| 33 Stepney Street, SA16 0BE | £160,000 | Jun 2024 | 3-Bed Terrace | 134m² |
| 70 Stepney Street, SA16 0BE | £118,000 | Jun 2024 | 2-Bed Terrace | 100m² |
| 73 Stepney Street, SA16 0BP | £159,995 | Jan 2024 | 2-Bed Terrace | 90m² |
| 68 Stepney Street, SA16 0BP | £127,500 | Mar 2023 | 3-Bed Terrace | 131m² |
| Wider SA16 Comparables | ||||
| 12 Springfield Road, SA16 0LL | £145,000 | Feb 2026 | 3-Bed Terrace | 84m² |
| 15 Williams Terrace, SA16 0PG | £161,000 | May 2025 | 3-Bed Terrace | 115m² |
| 95 Pencoed Road, SA16 0PN | £220,000 | Sep 2025 | 4-Bed Terrace | 105m² |
| 1 Pemberton Avenue, SA16 0AG | £295,000 | May 2025 | 4-Bed Terrace | 169m² |
| Active Market — Listed, SSTC & Under Offer | ||||
| Stepney Road, SA16 0BB ● SOLD STC | £180,000 | Apr 2026 | 2-Bed Terrace | — |
| Williams Terrace, SA16 0PG ● SOLD STC | £180,000 | Jun 2025 | 3-Bed Terrace | — |
| Mansel Street, SA16 0BD ● SOLD STC | £159,995 | Oct 2025 | 3-Bed Terrace | — |
| Dandorlan Road, SA16 0RA ● Under Offer | £175,000 | Jan 2026 | 3-Bed Terrace | — |
| Mansel Street, SA16 0BD OTM | £170,000 | Nov 2025 | 2-Bed Terrace | — |
| Dandorlan Road, SA16 0RA OTM | £160,000 | Nov 2025 | 3-Bed Terrace | — |
| Williams Terrace, SA16 0PG OTM | £179,995 | Mar 2026 | 3-Bed Terrace | — |
Full Cost Breakdown
| Item | BTL | Flip |
|---|---|---|
| Acquisition | ||
| Agreed Purchase Price | £110,000 | £110,000 |
| Stamp Duty @ 5% | £5,500 | £5,500 |
| Pre-Auction Fee (£3,495 + VAT) | £4,194 | £4,194 |
| Refurbishment | ||
| Refurbishment Budget | £30,000 | £30,000 |
| CCC grant of up to £25,000 available subject to eligibility — not included in these figures | ||
| Legal & Professional | ||
| Legal (In) | £1,600 | £1,600 |
| Legal (Out — sale) | — | £1,000 |
| RICS Survey | £450 | £450 |
| Broker Fees | £400 | £400 |
| Sourcing Fee | £1,997 | £1,997 |
| Estate Agent Fee (flip only) | — | £2,667.60 |
| Holding Costs (3 months) | ||
| Variable Costs @ £250/month* | £750 | £750 |
| Mortgage Costs @ £343.75/month | £1,031.25 | £1,031.25 |
| * Council Tax exemption during renovation could save £100–£200/month — apply to Carmarthenshire CC | ||
| Grand Total | £155,922.25 | £159,589.85 |
Two Ways to Play It
Buy-to-Let at a Glance
Post-Refinance Position · 75% LTV · £950pcm Rent · 5% Interest Only
Investment Highlights
The Bottom Line
Stepney Road is a deal that works two ways — and works well both ways. As a flip, a £20,409 profit at 27.7% ROI on a pre-auction purchase in an active market. As a BTL, a refinance that returns more cash than was put in, leaving a tenanted asset on the investor's balance sheet at 11.3% annual ROI. Throw in the potential for up to £25,000 in council grant funding — not priced into either scenario — and the downside here is well-covered. The comparable evidence is solid, the market is active, and the purchase price reflects a vendor who needed to sell. That's the deal.