2, TAN Y GAER, ABERGELE, LL22 7JB - £249,000

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 TAN Y GAER is a large detached house of 112m², built sometime between 1983 and 1990, which could now be worth an estimated £415,269. It was last sold for £249,000 in May 2013, which was around 36% above the average May 2013 detached price in the Conwy local authority area. The most recent EPC inspection was August 2010, where the current energy rating was C, and the potential energy rating was C.

2 TAN Y GAER Sold Prices

Land registry data shows two sales for 2 TAN Y GAER since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the Conwy local authority area for the corresponding sale date. Both of the two 2 TAN Y GAER 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
2013 30 MAY	£249,000	£182,611	36% above HPI
2011 7 FEB	£245,000	£187,964	30% above HPI

2 TAN Y GAER Price Paid vs. HPI Average

The below graph shows the average detached house price in the Conwy local authority area over time, sourced from the HPI. The two 2 TAN Y GAER sales from February 2011 and May 2013 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 2011 sale was for 30% above the HPI. So the extrapolation line tracks at 30% above the HPI over time, until the May 2013 sale, where it rises to 36% above the HPI. The line then continues to track at 36% above the HPI.

What might 2 TAN Y GAER be worth now?

2 TAN Y GAER might now be worth an estimated £415,269.

This is based on house price inflation of 66.8%, between May 2013 and February 2025, for detached houses, in the Conwy local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 66.8% inflationary increase is applied to the most recent sale price for 2 TAN Y GAER of £249,000 on 30th May 2013. For the value to have increased from £249,000 to £415,269 over the twelve years and three months to February 2025, the following assumptions must hold true:

• The value of 2 TAN Y GAER has moved in line with the HPI for detached houses in the Conwy local authority area.
• The May 2013 sale price of £249,000 represented a fair market value for the property.
• The size, condition, and specification of 2 TAN Y GAER has not materially changed since May 2013.

How Large is 2 TAN Y GAER?

2 TAN Y GAER is 112m² according to the EPC inspection conducted in August 2010. This puts it in the largest 40% of detached houses houses in Abergele, based on EPC data. The below chart shows the distribution of detached houses houses by size in Abergele, and where 2 TAN Y GAER lies on this distribution: 67% of detached houses houses are smaller than 2 TAN Y GAER, and 33% of houses are larger. Note that EPC data is not available for all properties in Abergele.

2 TAN Y GAER: Plot and Title Map

2 TAN Y GAER sits on a plot of roughly 0.204 of an acre, or 827m². The below map shows the location of 2 TAN Y GAER, 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 TAN Y GAER). 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 TAN Y GAER?

2 TAN Y GAER is located in ABERGELE, in the LL22 postcode district. The below map shows the position of No. 2 on TAN Y GAER.