BRICK.
17 Cefn-coed Road, Cyncoed, Cardiff, CF23 6an, South Wales
CF23 6AN
£1,500,000
Key numbers
Comp median
£712,500
+111% vs asking
Est. rent
£1,500/mo
1.2% gross yield
Condition
7/10
Good
LTT
£171,200
Running costs
£587/mo
2yr trend
+2.0%
fast liquidity
AI Summary
This is a substantial, recently renovated 9-bedroom detached home in one of Cardiff's most prestigious residential areas, offering exceptional space, a self-contained annexe, and a prime Conservation Area address near Roath Park. However, the asking price of £1,500,000 sits materially above the local comp median of £712,500, and buyers should commission an independent RICS valuation to understand whether the property's size, specification, and annexe justify this significant premium. The high burglary rate for the area and the volume of planning applications nearby are worth investigating before proceeding.
Comparable sales - 20 transactions
Median ARV
£712,500
Min
£365,000
Max
£1,400,000
10 CEFN COED AVENUE
£690,000
12 LAKESIDE DRIVE
£585,000
8 CYNCOED RISE
£800,000
13 HACKERFORD ROAD
£437,500
35B HOLLYBUSH ROAD
£490,000
~£1,500/mo
Regional estimate - live data unavailable for this area
Gross yield
1.2%
SpareRoom Data
Rooms with bills included may command higher rents
HMO Projection (9 rooms)
HMO vs Single Let
BTL yield 1.2%·HMO yield 4.1%
+2.9%
Yield uplift
Based on 11 SpareRoom listings near CF23 6AN. HMO licensing, management costs, and void periods not factored. Always verify local HMO regulations.
Land Transaction Tax (LTT) · Wales
Purchase price: £1,500,000 · Effective rate: 11.4%
£171,200
Land Transaction Tax is managed by the Welsh Revenue Authority. Higher rates apply to additional properties (BTL, second homes). No first-time buyer relief in Wales.
Due within 14 days of completion. Your solicitor typically handles filing and payment.
Mortgage Brokers
Whole-of-market mortgage broker · Free initial consultation
UK-wide online mortgage broker · Free, whole-of-market
Solicitors & Conveyancers
Online conveyancing · Fixed fees from £595 · No completion, no fee
Verified partners selected for your area. Always compare multiple quotes.
AI photo assessment
Condition
7/10
GoodKerb appeal
8/10
Positives from photos
Cavity wall, as built, insulated (assumed)
Wall insulation: ~£700.
Nearby amenities
No flood zones within 500m
Deprivation decile 10 of 10 (1 = most deprived, 10 = least deprived). Classified as "Affluent"
Crime - 179 incidents (2026-01)
Crime data from Police UK. Covers incidents reported within approximately 1 mile.
Property is not within a mapped flood zone.
Low coal mining risk
Erection of a single storey extension with flat roof to rear and single storey infill extension to front of dwelling, PV installation to pitched roof and new access and parking (part-retrospective)
AMENDED PLANS: Demolition of the central library building and creation of public realm including hard and soft landscape scheme with trees, planting, and street furniture.
Listed Building Consent for 3 replacement doors to property with fanlight and 2 side panels
Estimated monthly costs
£587/mo
EPC certificate (heating + hot water + lighting)
Estimated Band H from 249m² floor area
Regional average (Welsh Water)
Estimated UK average
Estimated from 249m² (Detached)
These are estimates based on averages and EPC data. Actual costs will vary depending on usage, provider, and local authority rates.
Moderate transaction volume in this area.
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BRICK. Property Intelligence
Report prepared 29 March 2026
Data sources
HM Land Registry, EPC Register, Environment Agency, Police UK, OpenStreetMap, planning.data.gov.uk, Coal Authority, SpareRoom, and portal listing data. Market statistics derived from 30M+ recorded transactions.
Important
This report is for informational purposes only and does not constitute financial, legal, or investment advice. Property values, costs, and market data are estimates based on publicly available sources. While we strive for accuracy, we make no warranties about the completeness or reliability of the information. Always conduct your own due diligence and seek independent professional advice before making property decisions. Brickstack Ltd accepts no liability for any loss arising from the use of this report.
BRICK. Property Intelligence
Data: HM Land Registry, EPC Register, Environment Agency, Police UK, OpenStreetMap, planning.data.gov.uk, Coal Authority. Market statistics from 30M+ transactions.
This report is for informational purposes only and does not constitute financial, legal, or investment advice. Property values, costs, and market data are estimates based on publicly available sources. Always conduct your own due diligence and seek independent professional advice before making property decisions. Brickstack Ltd accepts no liability for any loss arising from the use of this report.
9 April 2026 | brickstack.co.uk