# 3 bedroom semi-detached house for sale (CF44 6AE) ## Property Details | Key | Value | |-----|-------| | Address | 8 GRAIG CRESCENT, ABERDARE, ABERCWMBOI, RHONDDA CYNON TAFF CF44 6AE | | Price | £90,000 | | Bedrooms | 3 | | Construction age | England and Wales: 1930-1949 | | Floor area | 99 m² | | Last sold | £97,000 Dec 2019 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** B - **Expiry date:** 20/06/2029 ### Recommendations - W2 (6,000) - E (60) - N (6,000) - U (5,500) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8302-7296-4529-7827-6613) ## Description The Express Estate Agency is proud to offer this Three Bedroom Semi Detached House – all interest and OFFERS are INVITED. *Guide Price: £90,000 - £100,000* INTERNAL: Entrance - The front entrance opens to the carpeted hall, with the stairway leading up to the first floor landing with storage beneath. Reception Room - Offering space for a range of furniture for both living and dining, with a fitted carpet, front and side aspect views and a feature fireplace with a coal-effect fire and ornamental surround. Kitchen/Diner - Fitted with a range of wall and base units with laminate worktops and tiled flooring. Inset stainless steel one and a half sink basin with a drainer and mixer tap and an integrated oven and grill with a countertop gas hob. Space for a fridge-freezer, washing appliances and dining furniture. The PVC patio door opens out to the rear garden. FIRST FLOOR: Bedroom One - Double sized room with wood laminate flooring and a large fitted wardrobe unit. Stunning front aspect views of the countryside hills. Bedroom Two - Double sized room with wood laminate flooring and a built-in wardrobe, with plenty of space for additional furniture and a rear aspect view of the rear garden and hills. Bedroom Three - Double sized room with ample space for furniture and wood laminate flooring, offering views of the rear garden and hills. Bathroom - Tiled suite comprising a low-level WC, a vanity unit enclosed wash hand basin with a wall-mounted mirror and a panelled bath with a fitted overhead shower and glass screen. Double Glazing and Gas Central Heating (Where Specified) EXTERNAL: Front - Gated yard with access to the front entrance and to the side exterior of the property leading to the rear. Space for on-street parking. Rear - Tiered garden with a stone-tiled pathway to the bottom level and steps leading up to the mid level stone-tiled patio and to the top level pebbled garden, surround with plant borders featuring a variety of flowers, plants and shrubs. Early viewing is highly recommended due to the property being realistically priced. Disclaimer: These particulars, whilst believed to be accurate are set out as a general guideline and do not constitute any part of an offer or contract. Intending Purchasers should not rely on them as statements of representation of fact, but must satisfy themselves by inspection or otherwise as to their accuracy. Please note that we have not tested any apparatus, equipment, fixtures, fittings or services including gas central heating and so cannot verify they are in working order or fit for their purpose. Furthermore, Solicitors should confirm moveable items described in the sales particulars and, in fact, included in the sale since circumstances do change during the marketing or negotiations. Although we try to ensure accuracy, if measurements are used in this listing, they may be approximate. Therefore if intending Purchasers need accurate measurements to order carpeting or to ensure existing furniture will fit, they should take such measurements themselves. Photographs are reproduced general information and it must not be inferred that any item is included for sale with the property. TENURE To be confirmed by the Vendor’s Solicitors POSSESSION Vacant possession upon completion VIEWING Viewing strictly by appointment through The Express Estate Agency Property ref: 121_1697_4771067 ## Property Photos - ![Photo](/listings/photos/72344038/684910) - ![Photo](/listings/photos/72344038/684913) - ![Photo](/listings/photos/72344038/684919) - ![Photo](/listings/photos/72344038/684921) - ![Photo](/listings/photos/72344038/684926) - ![Photo](/listings/photos/72344038/684931) - ![Photo](/listings/photos/72344038/684937) - ![Photo](/listings/photos/72344038/684942) - ![Photo](/listings/photos/72344038/684950) - ![Photo](/listings/photos/72344038/684956) - ![Photo](/listings/photos/72344038/684967) - ![Photo](/listings/photos/72344038/684971) - ![Photo](/listings/photos/72344038/684975) - ![Photo](/listings/photos/72344038/684985) - ![Photo](/listings/photos/72344038/684991) - ![Photo](/listings/photos/72344038/685004) - ![Photo](/listings/photos/72344038/685010) - ![Photo](/listings/photos/72344038/685019) - ![Photo](/listings/photos/72344038/685026) - ![Photo](/listings/photos/72344038/685032) ## EPC Graphs - ![EER](/listings/photos/72344038/685037) - EER - ![EIR](/listings/photos/72344038/685042) - EIR ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 8 GRAIG CRESCENT, ABERCWMBOI, ABERDARE, RHONDDA CYNON TAFF, CF44 6AE | £97,000 | 18/12/2019 | Semi-detached | ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | [Same street] 6 GRAIG CRESCENT, ABERCWMBOI, ABERDARE, RHONDDA CYNON TAFF, CF44 6AE | £115,000 | 21/04/2023 | Semi-detached | | 25 GRAIG AVENUE, ABERCWMBOI, ABERDARE, RHONDDA CYNON TAFF, CF44 6AF | £150,000 | 25/02/2022 | Semi-detached | | 2 WILLIAM STREET, ABERDARE, RHONDDA CYNON TAFF, CF44 6AR | £119,995 | 07/01/2022 | Semi-detached | **Street average:** £115,000 (1 sale) **Area average:** £134,998 (2 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £190,059 (34 Semi-detached, CF44, 2024–2026) - **Deviation:** -52.6% ## Rental Range *ONS Price Index of Private Rents (Rhondda Cynon Taf). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £672/mo - **Realistic:** £747/mo - **Optimistic:** £822/mo ## Rental Comparables *Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.* | Title | Rent | Beds | Distance | As seen on | |------|------|------|------|------| | 3 Bed Terraced House, Gladstone Street, CF44 | £750/mo | 3 | 0.6 miles | OpenRent | **Average rent: £750/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.83% (okay) - **Max investor price (0.8%):** £93,750 - **Target investor price (1%):** £75,000 *Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.* ## Rent-driven metrics *Based on OpenRent comparables (median £750/mo).* - **Gross yield:** 10% - **Cost-to-rent:** 10× - **Monthly cashflow:** £296/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 13.6% *Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).* ## Price per Square Metre - **£/m²:** £909/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 10.9% - **10y growth:** 14.9% ## House Price Index (HM Land Registry) *Official index for Rhondda Cynon Taf; Semi-detached series; as of March 2026.* - **1y growth (index):** 6.4% - **5y growth (index):** 31.1% - **10y growth (index):** 75.1% ## Flood risk - **Zone:** 1 - **Risk:** Low - **Source:** Job (default Low) [Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)