TY GWYN BACH, HARLECH, LL46 2YT - £197,000

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

TY GWYN BACH is a very small extended detached house of 73m², built sometime before 1900, which could now be worth an estimated £254,266. It was last sold for £197,000 in November 2017, which was around 14% below the average November 2017 detached price in the Gwynedd local authority area. The most recent EPC inspection was May 2016, where the current energy rating was E, and the potential energy rating was A.

TY GWYN BACH Sold Prices

Land registry data shows two sales for TY GWYN 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 TY GWYN BACH 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
2017 29 NOV	£197,000	£229,390	14% below HPI
2016 27 JUL	£148,500	£213,033	30% below HPI

TY GWYN 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 TY GWYN BACH sales from July 2016 and November 2017 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 July 2016 sale was for 30% below the HPI. So the extrapolation line tracks at 30% below the HPI over time, until the November 2017 sale, where it rises to 14% below the HPI. The line then continues to track at 14% below the HPI.

What might TY GWYN BACH be worth now?

TY GWYN BACH might now be worth an estimated £254,266.

This is based on house price inflation of 29.1%, between November 2017 and December 2024, 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 29.1% inflationary increase is applied to the most recent sale price for TY GWYN BACH of £197,000 on 29th November 2017. For the value to have increased from £197,000 to £254,266 over the six years and eleven months to December 2024, the following assumptions must hold true:

• The value of TY GWYN BACH has moved in line with the HPI for detached houses in the Gwynedd local authority area.
• The November 2017 sale price of £197,000 represented a fair market value for the property.
• The size, condition, and specification of TY GWYN BACH has not materially changed since November 2017.

How Large is TY GWYN BACH?

TY GWYN BACH is 73m², which includes one extension, according to the EPC inspection conducted in May 2016. This puts it in the smallest 20% 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 TY GWYN BACH lies on this distribution: 15% of detached houses houses are smaller than TY GWYN BACH, and 84% of houses are larger. Note that EPC data is not available for all properties in Harlech.

TY GWYN BACH: Plot and Title Map

TY GWYN BACH sits on a plot of roughly 0.528 of an acre, or 2,136m². The below map shows the location of TY GWYN 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 TY GWYN 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 TY GWYN BACH?

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