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Llandderfel market report LL23, Bala
The standing LL23 (Llandderfel) property market report, rebuilt from the full public record every month. Everything below comes from 1,486 sales recorded by HM Land Registry in LL23 (Bala) since 1995, real completion prices from real purchases, alongside the ONS's current rent figures. No valuations, no estimates, no asking prices.
Sales data to July 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: a typical LL23 (Bala) home changed hands for £200,500 in 2026 (median of 4 registered sales, up 12% on five years earlier), with the mean at £178,800, and by floor area homes here have averaged about £2,240 per square metre over the last five years. Source: 1,486 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
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
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 LL23
The 2026 median for LL23 is £200,500, taken from 4 registered sales. The mean, which is what most sites call the "average house price", is £178,800, beneath it, usually the sign of a batch of very cheap recorded transfers pulling the average lower.
What a square metre costs in LL23
A square metre of LL23 home has cost about £2,240 on average across the last five years of sales, using the floor area on each home's Energy Performance Certificate: the measure that puts a studio and a five-bed on the same footing.
Against a national (England and Wales) median of £285,000, LL23 runs 30% below it.
The price of a typical LL23 home, 1995 to 2026
Two lines: the median in the money of its day, and the same years restated by ONS CPIH into today's money, which is the truer test of getting dearer. Hover for exact figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £200,500 | £200,500 | 4 |
| 2025 | £152,000 | £155,635 | 39 |
| 2024 | £250,000 | £265,801 | 42 |
| 2023 | £160,000 | £175,801 | 36 |
| 2022 | £163,500 | £191,722 | 46 |
| 2021 | £179,000 | £226,637 | 62 |
| 2020 | £121,000 | £157,000 | 39 |
| 2019 | £144,000 | £188,750 | 61 |
| 2018 | £127,000 | £169,293 | 45 |
| 2017 | £146,000 | £199,129 | 53 |
| 2016 | £124,800 | £174,596 | 62 |
| 2015 | £149,500 | £211,244 | 51 |
| 2014 | £150,000 | £212,801 | 43 |
| 2013 | £152,000 | £218,713 | 37 |
| 2012 | £100,000 | £147,188 | 33 |
| 2011 | £127,500 | £192,476 | 41 |
| 2010 | £168,000 | £263,467 | 33 |
| 2009 | £126,000 | £202,546 | 36 |
| 2008 | £108,000 | £177,035 | 37 |
| 2007 | £150,000 | £254,442 | 59 |
| 2006 | £165,000 | £286,419 | 60 |
| 2005 | £135,100 | £240,424 | 42 |
| 2004 | £115,000 | £208,862 | 49 |
| 2003 | £84,000 | £154,748 | 66 |
| 2002 | £72,000 | £135,467 | 63 |
| 2001 | £62,800 | £120,730 | 50 |
| 2000 | £58,800 | £115,395 | 64 |
| 1999 | £52,800 | £105,228 | 67 |
| 1998 | £46,500 | £93,864 | 52 |
| 1997 | £43,500 | £89,210 | 41 |
| 1996 | £43,000 | £90,685 | 46 |
| 1995 | £50,000 | £108,692 | 27 |
In cash terms the typical LL23 home went from £50,000 in 1995 to £200,500 in 2026, roughly 4 times the price. Adjusted for inflation it still comes to a real rise of roughly 84%, so homes here got dearer in substance, not only in cash. Measured in today's money the market peaked in 2006; the current median sits about 30% 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 2024 (+56.3% on the year before); the weakest, 2025 (−39.2%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
The long view: annualised growth
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +31.9% | +28.8% |
| 5 years (since 2021) | +2.3% | −2.4% |
| 10 years (since 2016) | +4.9% | +1.4% |
| 20 years (since 2006) | +1.0% | −1.8% |
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.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of detached houses dominate the record here, 45% of the typed total.
Median by property type, LL23
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 | £302,500 (2025) | – | 663 |
| Semi-detached | £150,000 (2024) | – | 198 |
| Terraced | £125,000 (2025) | – | 598 |
Sales activity in LL23
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
Sales as they reached the register each month. Expect the seasonal sawtooth, and discount the newest months while late entries land.
Over the last twelve months of data, 27 sales completed in LL23. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 57 sales a year before the financial crisis and 33 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 homes rent for around LL23
LL23 falls under Gwynedd, where the ONS puts the average private rent at £708 a month (May 2026 figures). Size sets most of the rent: one-beds average £548 a month here against £1,035 for four or more bedrooms.
Average monthly rent by size, Gwynedd
ONS Price Index of Private Rents, May 2026.
Set against the £200,500 median sold price, £708 a month is £8,496 a year, a gross yield of 4.2%: 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.
How LL23 trades
Only 27 sales completed here in the last twelve months of data, which makes LL23 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. 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.
LL23 (Llandderfel): the questions that come up
Is LL23 (Llandderfel) a good place to buy a house?
How much did a house sell for in LL23 (Llandderfel)?
Are property prices falling in LL23 (Llandderfel)?
Will LL23 prices rise from here?
The record answers a different question than "what happens next": the median is up 12% over five years in cash but down 12% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
On the market in LL23 today
Everything above is what homes in LL23 sold for. Turning to what is actually available: 4 homes on the market right now, from 3 agents publishing to HomesIndex, at a typical asking price 112% above the LL23 median sold price.
25% of current listings sit under the prices comparable homes actually fetched. Each listing is compared with recent recorded sales of similar homes nearby.
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 LL23 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.
Moving up a bedroom in LL: the cost
The Land Registry record, split by size: what each kind of home actually sold for across the LL area. Size steps are fiercely local. A third bedroom adds a quarter to the price in some areas and close to four fifths in others, which is why no national rule of thumb survives contact with a real market.
| 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%) | — | — |
Medians of recorded sales over the last four years, by built form and bedroom count. Sold homes carry no advertised bedroom count, so sizes are estimated from their EPC records; a small number of homes will sit one size out. Sizes with too few homes to be meaningful are left blank.
The risers and the fallers
LL23 ranks 25 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.
Winners and losers across the LL area, five years
Cash-terms risers and fallers across the area; click any row for that district's full report.
Inside LL23, 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 |
|---|---|---|
| LL23 7 | £200,500 | 4 |
How LL23 compares nearby
Same city, different markets. The dearest districts of the LL area, and LL23 itself, which ranks 40 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% |
| LL23 (this report) | £200,500 | +12% |
Selling a home in LL23? Price it on the evidence
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in LL23, use the average prices map for a rough value: zoom from LL23's shading down to the sold homes on your own street. The figures above are every recorded LL23 sale; agents price with this same Land Registry record, and now you have it too.
Estate agents working LL23: the featured spot on this report is free for founding agents, one per district. Claim LL23.
Take it further
Behind the answers sits the same Land Registry record as this page, with LL23 already set as the subject. Free, one click sign in.
Two maps carry on from here: every LL23 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.
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.