EITHINOG, LLYS BACH, HARLECH, LL46 2GX - £175,000

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.

EITHINOG is a large extended detached house of 142m², built sometime between 1996 and 2002, which could now be worth an estimated £263,015. It was last sold for £175,000 in December 2011, which was around 15% below the average December 2011 detached price in the Gwynedd local authority area. The most recent EPC inspection was July 2009, where the current energy rating was D, and the potential energy rating was D.

EITHINOG Sold Prices

Land registry data shows three sales for EITHINOG since 1^st January 1995. The below table shows the price paid for the three sales, along with the average detached price in the Gwynedd local authority area for the corresponding sale date. One of the three EITHINOG sales was for below the average price, whilst two 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
2011 15 DEC	£175,000	£205,978	15% below HPI
2006 17 NOV	£220,000	£205,093	7% above HPI
2004 13 FEB	£160,000	£140,416	14% above HPI

EITHINOG 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 three EITHINOG sales between February 2004 and December 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 November 2006 sale was for 7% above the HPI. So the extrapolation line tracks at 7% above the HPI over time, until the December 2011 sale, where it falls to 15% below the HPI. The line then continues to track at 15% below the HPI.

What might EITHINOG be worth now?

EITHINOG might now be worth an estimated £263,015.

This is based on house price inflation of 50.3%, between December 2011 and June 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 50.3% inflationary increase is applied to the most recent sale price for EITHINOG of £175,000 on 15th December 2011. For the value to have increased from £175,000 to £263,015 over the fourteen years and six months to June 2025, the following assumptions must hold true:

• The value of EITHINOG has moved in line with the HPI for detached houses in the Gwynedd local authority area.
• The December 2011 sale price of £175,000 represented a fair market value for the property.
• The size, condition, and specification of EITHINOG has not materially changed since December 2011.

How Large is EITHINOG?

EITHINOG is 142m², which includes one extension, according to the EPC inspection conducted in July 2009. This puts it in the largest 30% 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 EITHINOG lies on this distribution: 72% of detached houses houses are smaller than EITHINOG, and 28% of houses are larger. Note that EPC data is not available for all properties in Harlech.

EITHINOG: Plot and Title Map

EITHINOG sits on a plot of roughly 0.117 of an acre, or 473m². The below map shows the location of EITHINOG, 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 EITHINOG). 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 EITHINOG?

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