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Snagging Survey

Snagging Survey Cardiff CF24

From Roath's Victorian terraces to Tremorfa's regeneration pipeline - our Cardiff surveyors cover every property type in CF24

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What Type of Survey Does a CF24 Property Need?

CF24 is one of Cardiff's most varied inner-city postcodes - covering Roath's conservation-area terraces, Cathays' student streets, Adamsdown's inner-city housing mix, and Splott and Tremorfa's working-class Victorian grids near Cardiff Bay. The dominant construction is solid red brick from the 1870s-1910s. The majority of buyers in CF24 are purchasing Victorian or Edwardian terraced houses, and for these properties a RICS Level 2 HomeBuyer Survey or Level 3 Building Survey is the right inspection - not a snagging survey, which applies only to new builds.

New build properties do exist in CF24, but they are boutique-scale: converted apartment schemes on Albany Road and Richmond Road, individual planning plots in Splott and Tremorfa, and occasional small developments. Buyers purchasing one of these newer properties need a snagging survey - and our CF24 inspectors are ready to cover it. Cardiff Council's acquisition of the 54-acre Pengam Green site in Tremorfa for residential development means that new build volume in the south-eastern corner of CF24 will grow significantly over the coming years.

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Snagging survey inspector at Cardiff new build

CF24 Cardiff Property Market at a Glance

£239,975

Average Sold Price (CF24)

Rightmove, 12 months to late 2025

£252,784

Terraced Average

The dominant property type across all CF24 sub-areas

£156,406

Flat Average

High flat turnover driven by student/investment market

32,641

Population

Census 2021 - average age just 31, one of Cardiff's youngest postcodes

Snagging Surveys for CF24 New Builds and Conversions

CF24 is a fully built-out inner-city postcode with no active volume housebuilder sites at the time of writing. New build activity is concentrated in boutique apartment conversions and small development plots - particularly in the Newport Road and Albany Road corridors, and in the Splott/Tremorfa area where Cardiff Council is progressing the Pengam Green regeneration masterplan (54 acres acquired June 2025, masterplan commission approved July 2025). Pengam Green will eventually deliver a major mixed-use scheme in Tremorfa but residential completions are several years away.

For buyers purchasing any CF24 property completed within the last 10 years, a snagging survey covers the inspection comprehensively. New build flats in Cardiff city-edge postcodes commonly present issues with sound insulation between floors, balcony drainage, poorly fitted finishes, and mechanical ventilation commissioning. Our CF24 inspectors carry out room-by-room inspections and produce a written report the same day. Where a new build property is still within its 2-year warranty period (not just at handover), a post-completion snagging inspection can still generate a list of defects the developer must address.

If your CF24 property is a Victorian or Edwardian terrace - which describes the vast majority of homes in Roath, Plasnewydd, Cathays, Splott, and Adamsdown - you need a RICS Level 2 or Level 3 survey, not a snagging inspection. We offer all survey types and can confirm the right product for your property before you book.

Pengam Green: CF24's Major Regeneration Pipeline

Cardiff Council acquired the 54-acre Pengam Green site in Tremorfa (CF24) from Welsh Government in June 2025. A masterplan commission was approved in July 2025 to plan residential, commercial, and public space development on this former aerodrome and Rover factory site. The scale of the Pengam Green scheme - once realised - will significantly change the new build landscape in southern CF24. Phase 1 focuses on temporary Gypsy and Traveller provision; residential phases will follow. Pre-completion snagging inspection should be standard for any Tremorfa or southern CF24 new build purchase once residential phases progress.

Victorian CF24: Why These Terraces Need a Different Survey

Roath, Splott, and Cathays were built almost entirely between 1870 and 1910 during Cardiff's rapid expansion as the world's leading coal export port. The result is a remarkably consistent housing stock: solid red brick construction, no cavity wall insulation (pre-1930s standard), suspended timber ground floors, Welsh slate roofs (many now replaced with heavier concrete tiles), and characteristic bay-fronted frontages on the more prosperous streets. These properties have real architectural quality and strong demand, but their age creates defect patterns that a snagging inspector - trained for new builds - is not equipped to assess.

For Victorian terraces in CF24, the critical defects to check include: subsidence on the shallow foundations (clay soils shrink and swell seasonally, causing diagonal cracking); bay window differential settlement (bays sit on separate footings and often move independently); roof spread when original Welsh slate has been replaced by heavier concrete tiles; failed or absent damp-proof courses leading to rising damp; and cement repointing over original lime mortar, which traps moisture and causes brick spalling. A RICS Level 2 HomeBuyer Report or Level 3 Building Survey will pick up all of these.

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Property survey inspection at Cardiff terrace

CF24 Property Type Distribution

Terraced ~40%

Semi-detached ~19%

Flats ~19%

Detached ~4%

Source: ONS Census 2021 / postcodearea.co.uk. CF24 is a dense inner-city Cardiff postcode. Terraced housing dominates, reflecting the Victorian and Edwardian development of Roath, Cathays, Splott, and Adamsdown. 41.7% of households are privately rented.

Flood Risk and Coal Mining: CF24-Specific Searches

CF24 has two environmental risk factors that buyers should address as part of their conveyancing, regardless of which survey type they commission.

The first is flood risk. The Roath Brook Flood Risk Management Scheme, completed by Natural Resources Wales in 2018, reduced flood risk to around 360 homes and 45 businesses in the northern CF24 area to a 1-in-75 year standard. Flood events were recorded on the Brook in 1979, 1995, 1998, and 2009. Some properties in the Alma Road and Cressy Road area retain residual risk after the scheme's completion. Properties in southern CF24 - particularly Splott and Tremorfa - sit on low-lying ground near Cardiff Bay, with tidal and surface water flood risk that warrants a full flood risk search through your solicitor. The Pengam Green site itself was explicitly identified as being within a flood risk zone during its regeneration planning.

The second is coal mining. The South Wales Coal Measures underlie the wider Cardiff area. Splott and Adamsdown were historically industrial districts adjacent to the docks, and coal mining activity in the hinterland creates a residual subsidence risk for properties throughout CF24. A Coal Authority CON29M coal mining search is strongly advisable for CF24 properties, particularly in Splott and Adamsdown. Your conveyancing solicitor can include this in the standard search package.

How to Book Your CF24 Survey

Confirm your property type

Use our online booking form to confirm whether your CF24 property is a new build (snagging survey) or older stock (RICS Level 2 or Level 3 survey). The form guides you to the right product for your property age.

Get a fixed price instantly

Enter your CF24 postcode and property size. Your survey price is confirmed immediately with no callbacks and no variable pricing based on Cardiff location.

Choose your inspection date

We cover all of CF24 and can usually attend within 5 working days of booking. New build inspections are timed to work around your builder's access schedule.

Receive your report the same day

All inspections produce a written report delivered on the day of the visit. New build snag lists are formatted for your builder. RICS reports follow the standard condition rating format.

Act on the findings

For new builds, your report goes straight to the site manager or your solicitor. For RICS surveys, the condition ratings guide your negotiation or provide a clear list of works to address before exchange.

Survey Questions from CF24 Cardiff Buyers

How much does a snagging survey cost in Cardiff CF24?

Our snagging surveys in CF24 start from £295 for a 1-2 bed property. Typical new build apartments in the CF24 area - converted schemes on Albany Road or Newport Road developments - are priced from £295-£345 depending on size. The national range for snagging surveys is £300-£600. All prices are fixed at the time of booking with no location surcharges for Cardiff. If you are buying a Victorian terrace in Roath, Splott, or Cathays, we recommend a RICS Level 2 survey starting from £395 instead.

I'm buying a Victorian terrace in Roath - do I need a snagging survey?

No - a snagging survey only applies to new builds (typically within 2 years of completion). Victorian terraces in Roath, Cathays, and Splott are 110-150 years old and need a RICS Level 2 HomeBuyer Report or Level 3 Building Survey, which assesses the structural condition, defects, and maintenance requirements appropriate to properties of this age. CF24's Victorian terraces have specific defect patterns - subsidence, bay window movement, roof spread, rising damp, and solid wall heat loss - that require a surveyor experienced in older properties, not new build inspection.

Are there new build homes in CF24?

Dedicated volume housebuilder new build sites are absent from CF24 at present - the postcode is fully built-out Victorian and Edwardian stock with no significant greenfield land available in Roath, Cathays, Adamsdown, or Splott. New build properties in CF24 are boutique flat conversions and small development plots. Cardiff Council acquired the 54-acre Pengam Green site in Tremorfa in June 2025 for a mixed-use regeneration masterplan, which will eventually deliver residential development in southern CF24. For substantial new build volume in Cardiff, postcodes such as CF3, CF23, and CF14 currently have more active housebuilder sites.

Is there a flood risk for CF24 properties?

Parts of CF24 have documented flood risk. The Roath Brook Flood Risk Management Scheme (NRW, 2018) reduced risk to around 360 homes in the northern CF24 area, but residual risk remains for some properties in Alma Road and Cressy Road. Flood events on Roath Brook were recorded in 1979, 1995, 1998, and 2009. Southern CF24 areas - Splott and Tremorfa - sit on low-lying alluvial ground near Cardiff Bay with tidal and surface water risk. A full environmental search including flood risk is a standard part of the conveyancing process and should be commissioned through your solicitor for any CF24 property.

Does CF24 have a coal mining risk?

Yes - the South Wales Coal Measures underlie the wider Cardiff area, and Splott and Adamsdown were historically industrial districts adjacent to the docks. A Coal Authority CON29M coal mining search is strongly advisable for CF24 properties, particularly in Splott, Adamsdown, and Tremorfa. This search is typically included in a standard conveyancing search pack but it is worth confirming with your solicitor that it has been ordered. Coal mining legacy creates ground instability risk and potential subsidence that is distinct from the clay shrink-swell subsidence risk from shallow Victorian foundations.

What is the property market like in Roath vs Splott?

The two areas have distinct price levels despite sitting in the same CF24 postcode. Roath and Plasnewydd - the tree-lined Victorian streets around Albany Road and Waterloo Gardens - are among Cardiff's most desirable inner suburbs, with larger terraces reaching £400,000+ and strong demand from young professional and family buyers. Splott, to the south, has a lower average price point of around £218,000, driven by smaller terraces and a higher proportion of first-time buyer and investor purchasing. Both areas are primarily Victorian terrace stock (1870-1910) with similar construction methods, so the same survey approach applies.

Do I need a survey if the property has been recently renovated?

Yes - a recent renovation makes a survey more important, not less. Renovation work on Victorian CF24 terraces varies significantly in quality, and poorly executed works can create new problems: incorrectly specified damp treatments that fail within years, structural alterations without proper support, electrical rewiring done without building regulation sign-off, or insulation installations that create condensation problems. A RICS Level 2 or Level 3 survey will identify whether renovation work has been carried out correctly and flag anything that requires further investigation or remediation.