HADDEF, LLANBERIS ROAD, RHOSBODRUAL, CAERNARFON, LL55 2BL - £225,000

The information on this page is based on a number of underlying datasets, most of which are updated monthly. We maintain an update schedule which explains which version of each dataset we are currently relying on.

HADDEF is a very large extended detached house of 230m², built sometime between 1900 and 1929, which could now be worth an estimated £330,815. It was last sold for £225,000 in November 2006, which was around 10% above the average November 2006 detached price in the Gwynedd local authority area. The most recent EPC inspection was May 2014, where the current energy rating was C, and the potential energy rating was C.

HADDEF Sold Prices

Land registry data shows two sales for HADDEF since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the Gwynedd local authority area for the corresponding sale date. Both of the two HADDEF 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
2006 24 NOV	£225,000	£205,093	10% above HPI
2002 29 NOV	£112,500	£110,284	2% above HPI

HADDEF 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 two HADDEF sales from November 2002 and November 2006 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 November 2002 sale was for 2% above the HPI. So the extrapolation line tracks at 2% above the HPI over time, until the November 2006 sale, where it rises to 10% above the HPI. The line then continues to track at 10% above the HPI.

What might HADDEF be worth now?

HADDEF might now be worth an estimated £330,815.

This is based on house price inflation of 47%, between November 2006 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 47% inflationary increase is applied to the most recent sale price for HADDEF of £225,000 on 24th November 2006. For the value to have increased from £225,000 to £330,815 over the nineteen years and nine months to February 2025, the following assumptions must hold true:

• The value of HADDEF has moved in line with the HPI for detached houses in the Gwynedd local authority area.
• The November 2006 sale price of £225,000 represented a fair market value for the property.
• The size, condition, and specification of HADDEF has not materially changed since November 2006.

How Large is HADDEF?

HADDEF is 230m², which includes one extension, according to the EPC inspection conducted in May 2014. This puts it in the largest 10% of detached houses houses in Caernarfon, based on EPC data. The below chart shows the distribution of detached houses houses by size in Caernarfon, and where HADDEF lies on this distribution: 95% of detached houses houses are smaller than HADDEF, and 5% of houses are larger. Note that EPC data is not available for all properties in Caernarfon.

HADDEF: Plot and Title Map

HADDEF sits on a plot of roughly 0.126 of an acre, or 509m². The below map shows the location of HADDEF, 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 HADDEF). 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 HADDEF?

HADDEF is located on LLANBERIS ROAD in RHOSBODRUAL, in the LL55 postcode district. The below map shows the position of HADDEF on LLANBERIS ROAD.