Every figure on this page comes from the public record: 1,634 sales registered with HM Land Registry in LL23 (Bala) since 1995, each one a completed purchase at a real price, plus current rental figures from the ONS. Nothing here is a valuation, an estimate or an asking price.
Sales data to December 2025. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
LL23 is the postcode district covering Bala, Llandderfel, Llanfor in Bala. 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 LL23 sits
Click the map to open LL23 on the live map, with every sale plotted at its address. The average pricing view shades the whole country the same way.
£158,000median sold price, 2025
+37%five-year change (cash)
62sales in the last 12 months
5.4%gross rental yield (est.)
What a home in LL23 sells for
The 2025 median in LL23 is £158,000, from 51 registered sales; the mean, £223,700, sits well above it, the signature of a heavy top tail: a handful of expensive sales lifting the average.
For scale: the England and Wales median is £274,000, so LL23 trades 42% below the country as a whole.
The price of a typical LL23 home, 1995 to 2025
The median as recorded at the time, and each year restated in today's money (ONS CPIH), the sharper test of whether homes really got dearer. Hover for the year-by-year figures; click a legend entry to isolate a series.
Price at the timeIn today's money (CPIH)
See this chart as a table
Year
Median (cash)
Median (today's £)
Sales
2025
£158,000
£158,000
51
2024
£240,000
£249,210
59
2023
£160,000
£171,695
44
2022
£172,000
£196,979
66
2021
£180,000
£222,581
80
2020
£115,000
£145,730
48
2019
£145,000
£185,622
79
2018
£140,000
£182,264
63
2017
£155,000
£206,467
62
2016
£125,000
£170,792
77
2015
£147,000
£202,860
54
2014
£151,000
£209,217
46
2013
£152,000
£213,605
37
2012
£100,000
£143,750
33
2011
£127,500
£187,981
41
2010
£168,000
£257,314
33
2009
£126,000
£197,816
36
2008
£108,000
£172,900
37
2007
£150,000
£248,499
59
2006
£165,000
£279,730
60
2005
£135,100
£234,809
42
2004
£115,000
£203,985
49
2003
£84,000
£151,134
66
2002
£72,000
£132,304
63
2001
£62,800
£117,910
50
2000
£58,800
£112,700
64
1999
£52,800
£102,770
67
1998
£46,500
£91,671
52
1997
£43,500
£87,126
41
1996
£43,000
£88,567
46
1995
£50,000
£106,154
27
In cash terms the typical LL23 home went from £50,000 in 1995 to £158,000 in 2025, roughly 3.2 times the price. Even after inflation that is a real rise of about 49%: homes here genuinely became dearer, not just more expensive on paper. Measured in today's money the market peaked in 2006; the current median sits about 44% below that. Someone who bought at the 2006 peak has not yet seen that price back in real terms.
Year-on-year change in the LL23 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 2021 (+56.5% on the year before); the weakest, 2025 (−34.2%). 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 2024)
−34.2%
−36.6%
5 years (since 2020)
+6.6%
+1.6%
10 years (since 2015)
+0.7%
−2.5%
20 years (since 2005)
+0.8%
−2.0%
Compound annual growth of the median sold price; the real column deflates by ONS CPIH. Annualised figures smooth the cycle (the chart above shows the cycle), and past growth is a record, not a forecast.
Transaction volumes
How many homes change hands
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
Monthly registrations. The sawtooth is seasonal; the register runs weeks behind completions at the right-hand edge.
LL23 recorded 62 sales in the last twelve months of data. Turnover has held fairly steady across the cycle: about 60 sales a year recently, against 57 a year before 2008. Volume matters as much as price: when few homes change hands, the median gets jumpy and a single street can move the figure. The most recent year is always still filling in, because sales appear in the Land Registry weeks or months after completion.
What homes rent for around LL23
LL23 falls under Gwynedd, where the ONS puts the average private rent at £708 a month (May 2026 figures). A one-bed averages £548 a month here and a four-or-more-bed £1,035, so size does most of the work in setting the rent.
Average monthly rent by size, Gwynedd
ONS Price Index of Private Rents, May 2026.
Set against the £158,000 median sold price, £708 a month is £8,496 a year, a gross yield of 5.4%: 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.
Will LL23 prices rise from here?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is up 37% over five years in cash and up 8% after inflation. If you are weighing a purchase, read the volume chart alongside the price one, and remember that every figure here is a completed sale, lagged by the weeks it takes the Land Registry to register it.
Ladders and snakes: five-year risers and fallers
LL23 ranks 8 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.
Five-year change in the median, LL area districts
The biggest risers and fallers in cash terms; every row links to that district's report.
Inside LL23, street group by street group
Postcode sectors are the next slice down, each a group of streets. Prices can differ sharply between two sectors a few minutes' walk apart.
How this page is made: the statistics are computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to address level; inflation adjustment uses the ONS CPIH index; rents are the ONS Price Index of Private Rents at local-authority level. Medians of recorded sales, not valuations. Nothing on this page is financial advice.