Local market reports › LL area › LL28
Rhos-on-Sea market report LL28, Colwyn Bay
The standing LL28 (Rhos-on-Sea) property market report, rebuilt from the full public record every month. This page is built from the public record and nothing else: 8,712 completed sales registered with HM Land Registry in LL28 (Colwyn Bay) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Sales data to July 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: the middle 2026 sale in LL28 (Colwyn Bay) came in at £200,000, out of 103 registered, down 9% on five years earlier, and the mean stands at £231,400, and by floor area homes here have averaged about £2,580 per square metre over the last five years. The record behind it is 8,712 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
The postcode district LL28 covering Colwyn Bay, Rhos-on-Sea, Eglwysbach sits in Colwyn Bay. A district is the workhorse unit for reading a market: local enough to be meaningful, busy enough that the medians rest on a steady flow of sales.
Where LL28 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.
What buyers actually paid in LL28
103 sales were registered in LL28 in 2026, and the middle one of them, the median, went for £200,000. The mean works out at £231,400, a long way above it, which tells you a few very expensive sales are pulling the average up.
What a square metre costs in LL28
By floor space, homes in LL28 have sold for about £2,580 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 LL28 30% below the national figure.
LL28's median sold price, 1995 to 2026
One line records the median as paid; the other restates every year in today's money via ONS CPIH, the honest measure of getting dearer. Hover for year figures, click the legend to isolate a line.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £200,000 | £200,000 | 103 |
| 2025 | £235,000 | £240,620 | 259 |
| 2024 | £230,000 | £244,537 | 251 |
| 2023 | £220,000 | £241,726 | 246 |
| 2022 | £220,000 | £257,975 | 288 |
| 2021 | £220,000 | £278,548 | 339 |
| 2020 | £183,200 | £237,706 | 214 |
| 2019 | £182,200 | £238,821 | 266 |
| 2018 | £177,500 | £236,611 | 317 |
| 2017 | £170,000 | £231,863 | 344 |
| 2016 | £163,000 | £228,039 | 262 |
| 2015 | £165,000 | £233,145 | 254 |
| 2014 | £165,000 | £234,081 | 253 |
| 2013 | £158,000 | £227,346 | 217 |
| 2012 | £150,200 | £221,076 | 204 |
| 2011 | £160,000 | £241,538 | 180 |
| 2010 | £164,500 | £257,978 | 214 |
| 2009 | £154,000 | £247,556 | 211 |
| 2008 | £141,100 | £231,293 | 220 |
| 2007 | £165,000 | £279,886 | 379 |
| 2006 | £165,400 | £287,113 | 334 |
| 2005 | £148,700 | £264,626 | 240 |
| 2004 | £160,000 | £290,591 | 408 |
| 2003 | £125,000 | £230,280 | 373 |
| 2002 | £86,900 | £163,502 | 386 |
| 2001 | £70,400 | £135,340 | 342 |
| 2000 | £65,000 | £127,563 | 287 |
| 1999 | £56,100 | £111,804 | 314 |
| 1998 | £53,000 | £106,984 | 267 |
| 1997 | £55,000 | £112,794 | 297 |
| 1996 | £49,200 | £103,761 | 258 |
| 1995 | £50,000 | £108,692 | 185 |
In cash terms the typical LL28 home went from £50,000 in 1995 to £200,000 in 2026, roughly 4 times the price. Inflation explains only part of it: in today's money the rise is still about 84%, a genuine increase in what a home here costs. The real-terms peak came in 2004, and today's median remains roughly 31% under it: a 2004 buyer is still waiting to get that price back in today's money.
Year-on-year change in the LL28 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 2003 (+43.8% on the year before); the weakest, 2026 (−14.9%). 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) | −14.9% | −16.9% |
| 5 years (since 2021) | −1.9% | −6.4% |
| 10 years (since 2016) | +2.1% | −1.3% |
| 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, 35% of the typed total. A detached home currently trades at £304,500 against £135,000 for a flat, 2.3 times the price.
Median by property type, LL28
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 | £304,500 | 33 | 3,077 |
| Semi-detached | £221,500 | 26 | 2,736 |
| Terraced | £150,000 | 13 | 898 |
| Flats | £135,000 | 31 | 2,001 |
The turnover behind the prices
Sales per year, counted
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
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, 216 sales completed in LL28. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 344 sales a year before the financial crisis and 229 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 LL28
For renting purposes LL28 sits in Conwy. The ONS average private rent there is £781 a month (May 2026). The spread runs from £578 a month for a typical one-bed to £1,215 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Conwy
ONS Price Index of Private Rents, May 2026.
Set against the £200,000 median sold price, £781 a month is £9,372 a year, a gross yield of 4.7%: 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.
LL28 (Rhos-on-Sea): the questions that come up
Is LL28 (Rhos-on-Sea) a good place to buy a house?
How much did a house sell for in LL28 (Rhos-on-Sea)?
Are property prices falling in LL28 (Rhos-on-Sea)?
Are LL28 prices heading up or down?
The record answers a different question than "what happens next": the median is down 9% over five years in cash but down 28% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
What you could buy in LL28 now
Everything above is what homes in LL28 sold for. This is what you could actually buy today: 92 homes currently on the market from 6 agents publishing to HomesIndex, at a typical asking price 21% above the LL28 median sold price.
20% of what is on the market here is asking below what comparable homes actually sold for. The comparison behind each listing uses recent recorded sales of similar homes close by.
- Cysgod Y Bryn, Rhos on Sea, Colwyn Ba...
- Trillo Avenue, Rhos on Sea, Colwyn Bay, Conwy
- Penrhos Road, Colwyn Bay, Conwy, LL28
"Under comparable sales" means the asking price sits below what similar homes nearby actually fetched. Treat it as the start of a conversation, never a valuation, and always view the home.
See every LL28 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.
The price of an extra bedroom in LL
The Land Registry record, split by size: what each kind of home actually sold for across the LL area. How much a size step costs is a local fact: the third-bedroom premium runs from about a quarter to nearly four fifths depending on the area, and national rules of thumb miss it.
| 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. Where too few homes exist to say anything meaningful, the cell is blank.
The risers and the fallers
LL28 ranks 57 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 LL28, 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 |
|---|---|---|
| LL28 4 | £186,000 | 74 |
| LL28 5 | £230,000 | 29 |
How LL28 compares nearby
Same city, different markets. The dearest districts of the LL area, and LL28 itself, which ranks 41 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% |
| LL28 (this report) | £200,000 | -9% |
Thinking of selling in LL28? Get a rough value first
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at LL28's shading and zoom to the sold homes on the street itself. Agents work from this same Land Registry record when they value; this page puts it in front of you before they arrive.
Estate agents working LL28: the featured spot on this report is free for founding agents, one per district. Claim LL28.
Go deeper
The AI answers from the same Land Registry data this report is built on, already scoped to LL28. Free after a one click sign in.
See every individual LL28 sale on the live map, mapped to the exact address, or zoom the average prices map from neighbourhood shading down to single homes. The report tool writes a custom answer to a specific question, and the mortgage and rent calculator on any sale runs the numbers on 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.