HEDD, Y LLECH, HARLECH, LL46 2YL - £220,000

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.

HEDD is a very small extended semi-detached house of 39m², built sometime before 1900, which could now be worth an estimated £216,452. It was last sold for £220,000 in October 2023, which was around 5% above the average October 2023 semi-detached price in the Gwynedd local authority area. The most recent EPC inspection was October 2016, where the current energy rating was E, and the potential energy rating was C.

HEDD Sold Prices

Land registry data shows five sales for HEDD since 1^st January 1995. The below table shows the price paid for the five sales, along with the average semi-detached price in the Gwynedd local authority area for the corresponding sale date. Most of the five HEDD sales were 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
2023 5 OCT	£220,000	£208,639	5% above HPI
2021 30 MAR	£192,625	£173,246	11% above HPI
2016 5 DEC	£125,000	£144,297	13% below HPI
2010 29 OCT	£70,000	£135,239	48% below HPI
1997 11 JUL	£28,000	£39,993	30% below HPI

HEDD Price Paid vs. HPI Average

The below graph shows the average semi-detached house price in the Gwynedd local authority area over time, sourced from the HPI. The five HEDD sales between July 1997 and October 2023 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 March 2021 sale was for 11% above the HPI. So the extrapolation line tracks at 11% above the HPI over time, until the October 2023 sale, where it falls to 5% above the HPI. The line then continues to track at 5% above the HPI.

What might HEDD be worth now?

HEDD might now be worth an estimated £216,452.

This is based on house price deflation of 1.6%, between October 2023 and March 2025, for semi-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 1.6% deflationary decrease is applied to the most recent sale price for HEDD of £220,000 on 5th October 2023. For the value to have decreased from £220,000 to £216,452 over the two years and seven months to March 2025, the following assumptions must hold true:

• The value of HEDD has moved in line with the HPI for semi-detached houses in the Gwynedd local authority area.
• The October 2023 sale price of £220,000 represented a fair market value for the property.
• The size, condition, and specification of HEDD has not materially changed since October 2023.

How Large is HEDD?

HEDD is 39m², which includes two extensions, according to the EPC inspection conducted in October 2016. This puts it in the smallest 10% of semi-detached houses houses in Harlech, based on EPC data. The below chart shows the distribution of semi-detached houses houses by size in Harlech, and where HEDD lies on this distribution: Less than 1% of semi-detached houses houses are smaller than HEDD, and more than 99% of houses are larger. Note that EPC data is not available for all properties in Harlech.

HEDD: Plot and Title Map

HEDD sits on a plot of roughly 0.028 of an acre, or 113m². The below map shows the location of HEDD, 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 HEDD). 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 HEDD?

HEDD is located on Y LLECH in HARLECH, in the LL46 postcode district. The below map shows the position of HEDD on Y LLECH.