WILLOW BANK, FFORDD CAERGYBI, CEMAES BAY, LL67 0LE - £188,000

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

WILLOW BANK is a very small extended detached house of 80m², built sometime between 1950 and 1966, which could now be worth an estimated £265,612. It was last sold for £188,000 in June 2018, which was around 16% below the average June 2018 detached price in the Isle of Anglesey local authority area. The most recent EPC inspection was December 2019, where the current energy rating was E, and the potential energy rating was C.

WILLOW BANK Sold Prices

Land registry data shows two sales for WILLOW BANK since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the Isle of Anglesey local authority area for the corresponding sale date. Both of the two WILLOW BANK 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
2018 5 JUN	£188,000	£222,866	16% below HPI
2009 18 DEC	£165,000	£203,011	19% below HPI

WILLOW BANK Price Paid vs. HPI Average

The below graph shows the average detached house price in the Isle of Anglesey local authority area over time, sourced from the HPI. The two WILLOW BANK sales from December 2009 and June 2018 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 December 2009 sale was for 19% below the HPI. So the extrapolation line tracks at 19% below the HPI over time, until the June 2018 sale, where it rises to 16% below the HPI. The line then continues to track at 16% below the HPI.

What might WILLOW BANK be worth now?

WILLOW BANK might now be worth an estimated £265,612.

This is based on house price inflation of 41.3%, between June 2018 and February 2025, for detached houses, in the Isle of Anglesey local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 41.3% inflationary increase is applied to the most recent sale price for WILLOW BANK of £188,000 on 5th June 2018. For the value to have increased from £188,000 to £265,612 over the seven years and four months to February 2025, the following assumptions must hold true:

• The value of WILLOW BANK has moved in line with the HPI for detached houses in the Isle of Anglesey local authority area.
• The June 2018 sale price of £188,000 represented a fair market value for the property.
• The size, condition, and specification of WILLOW BANK has not materially changed since June 2018.

How Large is WILLOW BANK?

WILLOW BANK is 80m², which includes one extension, according to the EPC inspection conducted in December 2019. This puts it in the smallest 10% of detached houses houses in Cemaes, based on EPC data. The below chart shows the distribution of detached houses houses by size in Cemaes, and where WILLOW BANK lies on this distribution: 9% of detached houses houses are smaller than WILLOW BANK, and 89% of houses are larger. Note that EPC data is not available for all properties in Cemaes.

WILLOW BANK: Plot and Title Map

WILLOW BANK sits on a plot of roughly 0.158 of an acre, or 639m². The below map shows the location of WILLOW BANK, 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 WILLOW BANK). 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 WILLOW BANK?

WILLOW BANK is located on FFORDD CAERGYBI in CEMAES BAY, in the LL67 postcode district. The below map shows the position of WILLOW BANK on FFORDD CAERGYBI.