RICS Level 3 Survey in SA63 (Clarbeston Road)

Our RICS Level 3 Survey goes far beyond the basic visual inspection offered by standard surveys. When our surveyor arrives at your SA63 property, they examine every accessible element of the building from foundation to roof. This includes the walls, floors, ceilings, doors, and windows, as well as the roof structure, chimneys, and any outbuildings. We inspect the condition of all visible timber elements for signs of rot or infestation, assess the condition of brickwork and stonework for cracking or deterioration, and examine the integrity of the building's load-bearing elements. Our team has dealt with numerous cases of delayed rot in traditional Welsh properties, where hidden timber decay only becomes apparent after careful probe testing.

The survey includes a detailed assessment of the property's services, including plumbing, electrical systems, heating, and drainage, where accessible. Our surveyor will note any obvious defects or areas requiring specialist attention from qualified tradespeople. For properties in SA63, this is particularly relevant given the age of some of the housing stock in the area, where older electrical systems and heating arrangements may not meet current regulations. We've found that many period properties in the Clarbeston Road area still have original consumer units that would fail modern electrical safety standards.

We also assess the overall condition of the property's boundaries, gardens, and any shared areas. This includes looking at walls, fences, gates, and drives. For properties with land or outbuildings, which are common in the rural SA63 area, we include these in our assessment. The rural nature of SA63 means that properties here often include land, outbuildings, and agricultural structures, all of which require thorough inspection. We've encountered numerous converted agricultural buildings in the area that present unique challenges around insulation and structural integrity.

One of the most valuable aspects of the Level 3 Survey is our market valuation and insurance rebuild cost assessment. We provide an estimate of the property's current market value as at the date of inspection, which helps you understand whether the asking price reflects the property's true condition. We also provide a rebuild cost for insurance purposes, ensuring you can arrange adequate cover for your new Pembrokeshire home. This is particularly important for older properties where rebuild costs can significantly exceed market value due to traditional construction methods and listed status.

• Structural walls and foundations
• Roof structure and covering
• Windows and doors
• Plumbing and drainage
• Electrical installations
• Damp and timber condition
• Boundary walls and outbuildings
• Energy performance rating

The SA63 postcode area encompasses a diverse range of property types, each requiring specific attention during the survey process. The Clarbeston Road area and surrounding villages feature a significant proportion of detached properties, which account for the majority of sales in the SA63 4 sector according to recent data. These detached homes range from modern constructions to traditional Welsh farmhouses, with prices reflecting their size, condition, and location within this attractive part of Pembrokeshire. Sales data shows 292 detached properties sold in the SA63 4 sector, compared to 88 semi-detached properties, highlighting the predominantly rural and spacious nature of the housing stock in this area.

Semi-detached properties are also well-represented in the area, typically offering more affordable options for first-time buyers or those seeking a character property without the premium attached to detached homes. The average price for semi-detached properties in SA63 stands at £170,000, considerably lower than the detached average of £333,900. These properties often feature traditional construction methods, including solid walls rather than modern cavity wall construction, which brings specific considerations for insulation and damp resistance. We've found that many semi-detached cottages in the Clarbeston Road area were originally built as agricultural workers' cottages and may have undergone various alterations over the decades.

The rural nature of SA63 means that properties here often include land, outbuildings, and agricultural structures. A former coach house on the outskirts of Clarbeston Road and properties like New Mill, a historic Pembrokeshire longhouse, represent the older end of the housing spectrum. Properties built before 1900, such as Brynawel constructed in 1901, require particularly thorough assessment due to their age and the traditional construction methods employed. Our surveyors understand the specific challenges presented by these historic properties, including the potential for hidden structural issues, outdated services, and the need for sympathetic maintenance. The traditional Pembrokeshire longhouse construction uses local stone and traditional masonry techniques that differ significantly from modern building methods.

Properties in SA63 also include modern new-build developments that have sprung up in recent years to meet demand from buyers attracted to the area's coastal location and rural character. While newer properties generally require less detailed assessment than period homes, our Level 3 Survey can still identify snagging issues, building regulation compliance matters, and quality of workmanship concerns. We've found that even relatively modern properties in the area can have issues with window installations, roof detailing, and insulation that aren't immediately apparent to untrained buyers.

• Detached family homes
• Traditional Pembrokeshire longhouses
• Listed buildings
• Semi-detached cottages
• Converted agricultural buildings
• Modern new-build properties

Your RICS Level 3 Survey report is designed to be as clear and actionable as possible. We structure the report with an executive summary at the front, highlighting the most important findings and any areas requiring urgent attention. This is followed by a detailed room-by-room breakdown of our findings, with each section containing photographs and descriptions of any defects observed. We use a traffic light rating system to quickly indicate the severity of issues, with red indicating serious defects requiring urgent attention, amber highlighting areas that will require attention in the medium term, and green indicating areas in satisfactory condition. This system helps you quickly identify which issues need immediate action and which can be planned for over time.

The report also includes a section specifically addressing the property's construction and materials. For SA63 properties, this is particularly relevant given the mix of traditional and modern construction methods found in the area. We describe the wall construction, roof structure, and any unusual features, helping you understand how the property was built and what maintenance requirements this might bring. For period properties with traditional features such as solid stone walls or timber frame elements, we explain how these differ from modern construction standards and what this means for energy efficiency and maintenance. Many properties in the Clarbeston Road area have solid stone walls that require different treatment for insulation compared to modern cavity wall constructions.

At the back of the report, you'll find our market valuation and rebuild cost assessment. The market valuation provides an estimate of what the property would likely sell for in the current SA63 market, helping you assess whether the asking price is reasonable given the property's condition. The current SA63 market shows prices having increased by 9% year-on-year, though they remain 2% below the 2023 peak of £313,000. The rebuild cost figure is essential for arranging adequate building insurance, ensuring you can rebuild the property in the event of total loss. Both figures are based on our surveyor's local knowledge and experience of the Pembrokeshire property market. For listed buildings, we provide specific advice on the insurance implications of listed status and listed building consent requirements for any future works.