8, Y GROESFFORDD, BRYNCRUG, TYWYN, LL36 9RP - £155,000

8 Y GROESFFORDD is a very small extended detached house of 78m², built sometime between 1967 and 1975. It was last sold for £155,000 in September 2011, which was around 20% below the average September 2011 detached price in the Gwynedd local authority area. The most recent EPC inspection was October 2008, where the current energy rating was F, and the potential energy rating was E.

8 Y GROESFFORDD Sold Prices

Land registry data shows two sales for 8 Y GROESFFORDD 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 8 Y GROESFFORDD 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
2011 21 SEP	£155,000	£193,769	20% below HPI
2008 19 DEC	£150,000	£196,728	24% below HPI

8 Y GROESFFORDD 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 8 Y GROESFFORDD sales from December 2008 and September 2011 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 2008 sale was for 24% below the HPI. So the extrapolation line tracks at 24% below the HPI over time, until the September 2011 sale, where it rises to 20% below the HPI. The line then continues to track at 20% below the HPI.

How Large is 8 Y GROESFFORDD?

8 Y GROESFFORDD is 78m², which includes one extension, according to the EPC inspection conducted in October 2008. This puts it in the smallest 10% of detached houses in Bryncrug, based on EPC data. The below chart shows the distribution of detached houses by size in Bryncrug, and where 8 Y GROESFFORDD lies on this distribution: 7% of detached houses are smaller than 8 Y GROESFFORDD, and 93% of houses are larger. Note that EPC data is not available for all properties in Bryncrug.

8 Y GROESFFORDD: Plot and Title Map

8 Y GROESFFORDD sits on a plot of roughly 0.148 of an acre, or 599m². The below map shows the location of 8 Y GROESFFORDD, 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 8 Y GROESFFORDD). 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 8 Y GROESFFORDD?

8 Y GROESFFORDD is located in BRYNCRUG, in the LL36 postcode district. The below map shows the position of No. 8 on Y GROESFFORDD.