LLYS BACH, HARLECH, LL46 2SN - £315,000

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.

LLYS BACH is a very large extended detached house of 256m², built sometime before 1900, which could now be worth an estimated £470,864. It was last sold for £315,000 in May 2014, which was around 56% above the average May 2014 detached price in the Gwynedd local authority area. The most recent EPC inspection was November 2013, where the current energy rating was G, and the potential energy rating was D.

LLYS BACH Sold Prices

Land registry data shows two sales for LLYS BACH 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 LLYS BACH 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
2014 30 MAY	£315,000	£201,729	56% above HPI
1998 27 NOV	£185,000	£67,675	173% above HPI

LLYS BACH 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 LLYS BACH sales from November 1998 and May 2014 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 1998 sale was for 173% above the HPI. So the extrapolation line tracks at 173% above the HPI over time, until the May 2014 sale, where it falls to 56% above the HPI. The line then continues to track at 56% above the HPI.

What might LLYS BACH be worth now?

LLYS BACH might now be worth an estimated £470,864.

This is based on house price inflation of 49.5%, between May 2014 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 49.5% inflationary increase is applied to the most recent sale price for LLYS BACH of £315,000 on 30th May 2014. For the value to have increased from £315,000 to £470,864 over the eleven years and three months to February 2025, the following assumptions must hold true:

• The value of LLYS BACH has moved in line with the HPI for detached houses in the Gwynedd local authority area.
• The May 2014 sale price of £315,000 represented a fair market value for the property.
• The size, condition, and specification of LLYS BACH has not materially changed since May 2014.

How Large is LLYS BACH?

LLYS BACH is 256m², which includes two extensions, according to the EPC inspection conducted in November 2013. This puts it in the largest 10% of detached houses houses in Harlech, based on EPC data. The below chart shows the distribution of detached houses houses by size in Harlech, and where LLYS BACH lies on this distribution: 96% of detached houses houses are smaller than LLYS BACH, and 4% of houses are larger. Note that EPC data is not available for all properties in Harlech.

LLYS BACH: Plot and Title Map

LLYS BACH sits on a plot of roughly 0.201 of an acre, or 814m². The below map shows the location of LLYS BACH, 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 LLYS BACH). 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 LLYS BACH?

LLYS BACH is located in HARLECH, in the LL46 postcode district. The below map shows the position of LLYS BACH in HARLECH.