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Bodfari market report LL16, Denbigh
The LL16 (Bodfari) house price history in full, 1995 to 2026, in cash and in today's money. Underneath every chart here sit 6,390 registered sales in LL16 (Denbigh) since 1995, the HM Land Registry record of what buyers really paid, with ONS figures covering rents. Nothing is a valuation, an estimate or an asking price.
Sales recorded to July 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: the 2026 median for LL16 (Denbigh) is £219,000, from 74 registered sales, up 5% on five years earlier; the mean is £244,900, and by floor area homes here have averaged about £2,470 per square metre over the last five years. Behind the figures sit 6,390 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
LL16 is the postcode district covering Denbigh, Bodfari, Llandyrnog in Denbigh. Districts are a practical way to slice a market: small enough to mean something locally, big enough to have a steady flow of sales to measure.
Where LL16 sits
Shaded by median price on the same scale as the average prices map. Click any shape to open it on the live map with every sale plotted at its address, or zoom in past street level to see the sold homes right here.
The going rate for a home in LL16
The LL16 median stands at £219,000 for 2026, built from 74 registered sales; the mean, the figure usually quoted as the "average house price", is £244,900, a little above it, the familiar pattern where pricier homes stretch the average.
House prices per square metre in LL16
By floor space, homes in LL16 have sold for about £2,470 per square metre on average over the last five years: the like-for-like measure that lets you compare a small flat with a large house, from the Energy Performance Certificate floor areas behind each sale.
England and Wales as a whole trade at a £285,000 median, leaving LL16 23% below the national figure.
The price of a typical LL16 home, 1995 to 2026
Year by year: the median as it was recorded, and the same figure brought into today's money with ONS CPIH, which is where "did homes get dearer" actually gets answered. Hover shows each year; the legend isolates a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £219,000 | £219,000 | 74 |
| 2025 | £220,000 | £225,261 | 177 |
| 2024 | £220,000 | £233,905 | 170 |
| 2023 | £195,000 | £214,257 | 127 |
| 2022 | £210,000 | £246,249 | 237 |
| 2021 | £208,000 | £263,355 | 293 |
| 2020 | £183,000 | £237,446 | 144 |
| 2019 | £175,000 | £229,383 | 178 |
| 2018 | £150,000 | £199,953 | 191 |
| 2017 | £156,000 | £212,768 | 189 |
| 2016 | £152,500 | £213,349 | 159 |
| 2015 | £149,000 | £210,537 | 180 |
| 2014 | £150,000 | £212,801 | 188 |
| 2013 | £153,000 | £220,152 | 156 |
| 2012 | £132,000 | £194,288 | 143 |
| 2011 | £134,500 | £203,043 | 162 |
| 2010 | £148,000 | £232,102 | 137 |
| 2009 | £134,200 | £215,728 | 154 |
| 2008 | £148,000 | £242,603 | 159 |
| 2007 | £144,000 | £244,264 | 297 |
| 2006 | £135,800 | £235,731 | 248 |
| 2005 | £135,000 | £240,246 | 225 |
| 2004 | £123,200 | £223,755 | 264 |
| 2003 | £87,000 | £160,275 | 285 |
| 2002 | £73,000 | £137,349 | 347 |
| 2001 | £58,000 | £111,502 | 302 |
| 2000 | £48,000 | £94,200 | 264 |
| 1999 | £49,500 | £98,651 | 222 |
| 1998 | £50,000 | £100,929 | 179 |
| 1997 | £43,400 | £89,005 | 226 |
| 1996 | £45,000 | £94,903 | 180 |
| 1995 | £43,500 | £94,562 | 133 |
In cash terms the typical LL16 home went from £43,500 in 1995 to £219,000 in 2026, roughly 5 times the price. Inflation explains only part of it: in today's money the rise is still about 132%, a genuine increase in what a home here costs. The real-terms peak came in 2021, and today's median remains roughly 17% under it: a 2021 buyer is still waiting to get that price back in today's money.
Year-on-year change in the LL16 median
Each bar is the change on the year before, in cash. The zero line is the boundary between rising and falling.
The strongest year on record here is 2004 (+41.6% on the year before); the weakest, 2009 (−9.3%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −0.5% | −2.8% |
| 5 years (since 2021) | +1.0% | −3.6% |
| 10 years (since 2016) | +3.7% | +0.3% |
| 20 years (since 2006) | +2.4% | −0.4% |
Each row is compound annual growth of the median; ONS CPIH supplies the real-terms deflator. Annualising irons out the cycle, which the chart above shows in full, and past growth records what happened rather than predicting anything.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of detached houses dominate the record here, 47% of the typed total. In 2007, the last year both were recorded here, a detached home traded at £200,000 against £145,100 for a flat, a 38% premium.
Median by property type, LL16
One line per type, years with too few sales omitted. Hover for the year's figures; click a legend entry to isolate a type.
| Type | Median (2026) | Sales that year | All-time sales |
|---|---|---|---|
| Detached | £294,000 | 33 | 2,987 |
| Semi-detached | £205,000 | 21 | 1,778 |
| Terraced | £129,000 | 20 | 1,584 |
| Flats | £145,100 (2007) | – | 11 |
The turnover behind the prices
Sales per year, counted
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
The last five years, month by month
Registrations by month. The repeating sawtooth is seasonality, and the right-hand edge always dips because the register lags completions.
The register shows 160 LL16 sales across the most recent twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 279 sales a year before the financial crisis and 157 a year over the last five. Price without volume misleads: a median built on few sales jumps around, and one street can tilt it. Keep in mind too that the latest year is still filling in, since sales reach the register weeks or months after completion.
What tenants pay around LL16
The local authority for LL16 is Denbighshire, and its ONS average private rent currently stands at £706 a month (May 2026 figures). The spread runs from £541 a month for a typical one-bed to £1,097 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Denbighshire
ONS Price Index of Private Rents, May 2026.
Set against the £219,000 median sold price, £706 a month is £8,472 a year, a gross yield of 3.9%: gross, before letting costs, voids, maintenance and tax, so a ceiling rather than a promise. Rents are published at local-authority level, so nearby districts in the same authority share these figures.
The shape of the LL16 market
Expect volatility in the annual figures: swings past ten per cent show up repeatedly above, and they usually reflect the mix of homes sold in a given year rather than genuine repricing.
What people ask about LL16 (Bodfari)
Are property prices falling in LL16 (Bodfari)?
Is LL16 (Bodfari) a good place to buy a house?
How much did a house sell for in LL16 (Bodfari)?
Will LL16 prices rise from here?
That question has no honest answer, only evidence. The evidence: the median is up 5% over five years in cash but down 17% after inflation. Weigh the volume chart alongside the price one before deciding anything, and bear in mind every figure is a completed sale that reached the register weeks after completion.
What you could buy in LL16 now
Everything above is what homes in LL16 sold for. This is what you could actually buy today: 83 homes currently on the market from 4 agents publishing to HomesIndex, at a typical asking price 19% above the LL16 median sold price.
Of everything listed here, 22% asks less than the sold record of comparable homes. The comparison behind each listing uses recent recorded sales of similar homes close by.
The "under comparable sales" label measures each asking price against real nearby sales of similar homes: an opening position for a conversation rather than a valuation. The home itself still needs looking at.
See every LL16 home for sale on the map →
Refreshed every Monday and Thursday from agents' own feeds to HomesIndex, so a sample of the market rather than all of it. An asking price remains an ask, not a sale.
What another bedroom costs in LL
Real sold prices by size across the LL area, straight from the Land Registry record. The jump between sizes is local: in some areas a third bedroom adds a quarter to the price, in others nearly four fifths, so a national rule of thumb will mislead you here.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | — | £217,000 | £310,000 (+43%) | £445,000 (+44%) | £580,000 (+30%) |
| Semi-detached | £160,000 | £180,000 (+13%) | £215,000 (+19%) | £276,000 (+28%) | £360,000 (+30%) |
| Terraced | £125,000 | £146,000 (+17%) | £166,000 (+14%) | £205,000 (+23%) | £262,000 (+28%) |
| Flat | £98,000 | £145,000 (+48%) | £195,000 (+34%) | — | — |
Built from the last four years of recorded sales by form and bedroom count. Bedroom counts are estimated from EPC records (the register carries none), so expect a small number of homes one size adrift. Blank cells mean too few homes for the figure to mean anything.
The risers and the fallers
LL16 ranks 32 of 67 in the LL area on five-year growth. The gap between the top and bottom of this chart is the difference between buying well and buying badly in the same city.
LL area districts: five years of change
Cash-terms risers and fallers across the area; click any row for that district's full report.
Inside LL16, sector by sector
Below district level sit the sectors, street groups with reports of their own, and the gaps between neighbouring ones can be sharp.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| LL16 3 | £207,000 | 40 |
| LL16 4 | £264,000 | 16 |
| LL16 5 | £215,000 | 18 |
How LL16 compares nearby
Same city, different markets. The dearest districts of the LL area, and LL16 itself, which ranks 29 of 67 by median price:
| District | Median | 5-year |
|---|---|---|
| LL73 | £420,000 | +50% |
| LL64 | £410,000 | +20% |
| LL37 | £342,500 | +26% |
| LL47 | £315,000 | +107% |
| LL74 | £300,000 | +3% |
| LL58 | £297,600 | +12% |
| LL35 | £294,000 | -8% |
| LL15 | £287,500 | +15% |
| LL77 | £272,500 | +18% |
| LL69 | £270,000 | +59% |
| LL26 | £267,200 | +41% |
| LL61 | £260,000 | +8% |
| LL32 | £253,000 | +3% |
| LL17 | £252,500 | +3% |
| LL52 | £252,500 | -14% |
| LL76 | £252,500 | +28% |
| LL20 | £251,000 | +5% |
| LL63 | £250,000 | +3% |
| LL44 | £248,700 | -2% |
| LL53 | £247,500 | -1% |
| LL12 | £245,000 | +7% |
| LL72 | £245,000 | -26% |
| LL78 | £241,000 | -2% |
| LL16 (this report) | £219,000 | +5% |
Before you sell in LL16: what the record supports
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in LL16, use the average prices map for a rough value: zoom from LL16's shading down to the sold homes on your own street. The figures above are every recorded LL16 sale; agents price with this same Land Registry record, and now you have it too.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim LL16.
Go deeper
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about LL16. Free, with a one click sign in.
Two maps carry on from here: every LL16 sale at its exact address, and the average prices map from area shading down to single homes. The report tool answers a specific question in writing, and each sale's mortgage and rent calculator prices a real purchase.
Method, briefly: HM Land Registry Price Paid Data (Crown copyright, OGL v3.0) supplies every sale, geocoded to address level; CPIH from the ONS restates prices in today's money; ONS local-authority figures supply the rents. Medians of real sales, not valuations. No part of this page is financial advice.