BLACK TAR HILL COTTAGE, LLANGWM, HAVERFORDWEST, SA62 4JD - £325,000

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

BLACK TAR HILL COTTAGE is a midsized extended detached house of 115m², built sometime before 1900, which could now be worth an estimated £321,522. It was last sold for £325,000 in July 2022, which was around 1% above the average July 2022 detached price in the Pembrokeshire local authority area. The most recent EPC inspection was October 2021, where the current energy rating was F, and the potential energy rating was D.

BLACK TAR HILL COTTAGE Sold Prices

Land registry data shows two sales for BLACK TAR HILL COTTAGE since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the Pembrokeshire local authority area for the corresponding sale date. One of the two BLACK TAR HILL COTTAGE sales was for above the average price, whilst the other was for below 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
2022 18 JUL	£325,000	£320,749	1% above HPI
2011 2 AUG	£110,000	£206,116	47% below HPI

BLACK TAR HILL COTTAGE Price Paid vs. HPI Average

The below graph shows the average detached house price in the Pembrokeshire local authority area over time, sourced from the HPI. The two BLACK TAR HILL COTTAGE sales from August 2011 and July 2022 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 August 2011 sale was for 47% below the HPI. So the extrapolation line tracks at 47% below the HPI over time, until the July 2022 sale, where it rises to 1% above the HPI. The line then continues to track at 1% above the HPI.

What might BLACK TAR HILL COTTAGE be worth now?

BLACK TAR HILL COTTAGE might now be worth an estimated £321,522.

This is based on house price deflation of 1.1%, between July 2022 and December 2024, for detached houses, in the Pembrokeshire local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 1.1% deflationary decrease is applied to the most recent sale price for BLACK TAR HILL COTTAGE of £325,000 on 18th July 2022. For the value to have decreased from £325,000 to £321,522 over the one year and seven months to December 2024, the following assumptions must hold true:

• The value of BLACK TAR HILL COTTAGE has moved in line with the HPI for detached houses in the Pembrokeshire local authority area.
• The July 2022 sale price of £325,000 represented a fair market value for the property.
• The size, condition, and specification of BLACK TAR HILL COTTAGE has not materially changed since July 2022.

How Large is BLACK TAR HILL COTTAGE?

BLACK TAR HILL COTTAGE is 115m², which includes two extensions, according to the EPC inspection conducted in October 2021. This puts it in the largest 50% of detached houses houses in Llangwm, based on EPC data. The below chart shows the distribution of detached houses houses by size in Llangwm, and where BLACK TAR HILL COTTAGE lies on this distribution: 57% of detached houses houses are smaller than BLACK TAR HILL COTTAGE, and 41% of houses are larger. Note that EPC data is not available for all properties in Llangwm.

BLACK TAR HILL COTTAGE: Plot and Title Map

BLACK TAR HILL COTTAGE sits on a plot of roughly 0.291 of an acre, or 1,178m². The below map shows the location of BLACK TAR HILL COTTAGE, 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 BLACK TAR HILL COTTAGE). 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 BLACK TAR HILL COTTAGE?

BLACK TAR HILL COTTAGE is located in LLANGWM, in the SA62 postcode district. The below map shows the position of BLACK TAR HILL COTTAGE in LLANGWM.