2, CYSGOD Y BRYN, LLANBEDROG, PWLLHELI, LL53 7PY - £355,000

Based on the January 2025 Price Paid Data (released on 3rd March 2025), the December 2024 House Price Index (released on 19th February 2025), and the January 2025 Energy Performance of Buildings Data (released on 27th February 2025). Sources

2 CYSGOD Y BRYN is a small detached house of 94m², built sometime between 1996 and 2002, which could now be worth an estimated £392,050. It was last sold for £355,000 in June 2021, which was around 30% above the average June 2021 detached price in the Gwynedd local authority area. The most recent EPC inspection was March 2021, where the current energy rating was E, and the potential energy rating was C.

2 CYSGOD Y BRYN Sold Prices

Land registry data shows four sales for 2 CYSGOD Y BRYN since 1^st January 1995. The below table shows the price paid for the four sales, along with the average detached price in the Gwynedd local authority area for the corresponding sale date. Most of the four 2 CYSGOD Y BRYN sales were for above the average price. The average price is sourced from the Office for National Statistics' House Price Index (HPI).

Date	Price	HPI Price	Variation from HPI
2021 30 JUN	£355,000	£273,049	30% above HPI
2006 1 FEB	£215,000	£200,857	7% above HPI
2002 8 MAR	£129,000	£89,770	44% above HPI
2000 15 SEP	£77,000	£81,972	6% below HPI

2 CYSGOD Y BRYN Price Paid vs. HPI Average

The below graph shows the average detached house price in the Gwynedd local authority area over time, sourced from the HPI. The four 2 CYSGOD Y BRYN sales between September 2000 and June 2021 have been plotted on the graph. A line has been extrapolated to show what the value of the property might have been over time, following each sale, had it maintained the same margin above or below the HPI (as a percentage). For example, the February 2006 sale was for 7% above the HPI. So the extrapolation line tracks at 7% above the HPI over time, until the June 2021 sale, where it rises to 30% above the HPI. The line then continues to track at 30% above the HPI.

What might 2 CYSGOD Y BRYN be worth now?

2 CYSGOD Y BRYN might now be worth an estimated £392,050.

This is based on house price inflation of 10.4%, between June 2021 and February 2025, for detached houses, in the Gwynedd local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 10.4% inflationary increase is applied to the most recent sale price for 2 CYSGOD Y BRYN of £355,000 on 30th June 2021. For the value to have increased from £355,000 to £392,050 over the four years and four months to February 2025, the following assumptions must hold true:

• The value of 2 CYSGOD Y BRYN has moved in line with the HPI for detached houses in the Gwynedd local authority area.
• The June 2021 sale price of £355,000 represented a fair market value for the property.
• The size, condition, and specification of 2 CYSGOD Y BRYN has not materially changed since June 2021.

How Large is 2 CYSGOD Y BRYN?

2 CYSGOD Y BRYN is 94m² according to the EPC inspection conducted in March 2021. This puts it in the smallest 40% of detached houses houses in Llanbedrog, based on EPC data. The below chart shows the distribution of detached houses houses by size in Llanbedrog, and where 2 CYSGOD Y BRYN lies on this distribution: 32% of detached houses houses are smaller than 2 CYSGOD Y BRYN, and 66% of houses are larger. Note that EPC data is not available for all properties in Llanbedrog.

2 CYSGOD Y BRYN: Plot and Title Map

2 CYSGOD Y BRYN sits on a plot of roughly 0.149 of an acre, or 602m². The below map shows the location of 2 CYSGOD Y BRYN, an approximate outline of the building(s), and the indicative extent of the property. The plot extent is a Land Registry INSPIRE Index Polygon, and it is important to note that a title may include more than one polygon, whereas only one polygon is shown on the map (the polygon which intersects with the position of 2 CYSGOD Y BRYN). The full extent of the land contained in any registered title can only be identified from the individual title plan. The maps on this page should not be relied upon to establish the extent of a title.

Where is 2 CYSGOD Y BRYN?

2 CYSGOD Y BRYN is located in LLANBEDROG, in the LL53 postcode district. The below map shows the position of No. 2 on CYSGOD Y BRYN.