Local market reports › LL area › LL35
Aberdyfi market report LL35, Aberdyfi / Aberdovey
The LL35 (Aberdyfi) house price history in full, 1995 to 2026, in cash and in today's money. The raw material for this page is 908 HM Land Registry entries for LL35 (Aberdyfi / Aberdovey), going back to 1995: each an actual purchase at an actual price. Rents come from the ONS. Valuations, estimates and asking prices appear nowhere in it.
Sales data to June 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: the 2026 median for LL35 (Aberdyfi / Aberdovey) is £294,000, from 10 registered sales, down 8% on five years earlier; the mean is £310,600, and by floor area homes here have averaged about £3,830 per square metre over the last five years. Behind the figures sit 908 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
The postcode district LL35 covering Aberdyfi sits in Aberdyfi / Aberdovey. 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 LL35 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 LL35 homes really sell for
10 sales were registered in LL35 in 2026, and the middle one of them, the median, went for £294,000. The mean works out at £310,600, somewhat above it, as happens wherever a market carries an expensive tail.
Price per square metre in LL35
By floor space, homes in LL35 have sold for about £3,830 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.
The national median for England and Wales is £285,000, which puts LL35 3% above the country at large.
The price of a typical LL35 home, 1995 to 2026
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.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £294,000 | £294,000 | 10 |
| 2025 | £365,000 | £373,728 | 19 |
| 2024 | £345,000 | £366,806 | 25 |
| 2023 | £267,500 | £293,917 | 26 |
| 2022 | £315,000 | £369,373 | 42 |
| 2021 | £320,000 | £405,161 | 36 |
| 2020 | £280,000 | £363,306 | 31 |
| 2019 | £245,000 | £321,136 | 29 |
| 2018 | £235,000 | £313,259 | 37 |
| 2017 | £206,000 | £280,963 | 27 |
| 2016 | £226,500 | £316,876 | 34 |
| 2015 | £192,800 | £272,426 | 30 |
| 2014 | £205,000 | £290,828 | 17 |
| 2013 | £205,000 | £294,975 | 15 |
| 2012 | £255,000 | £375,328 | 14 |
| 2011 | £167,500 | £252,861 | 14 |
| 2010 | £240,000 | £376,382 | 31 |
| 2009 | £300,000 | £482,253 | 17 |
| 2008 | £219,500 | £359,807 | 18 |
| 2007 | £314,000 | £532,631 | 32 |
| 2006 | £230,000 | £399,251 | 39 |
| 2005 | £227,000 | £403,969 | 24 |
| 2004 | £197,000 | £357,790 | 23 |
| 2003 | £105,000 | £193,435 | 33 |
| 2002 | £89,800 | £168,958 | 30 |
| 2001 | £87,100 | £167,445 | 32 |
| 2000 | £73,500 | £144,244 | 63 |
| 1999 | £77,200 | £153,856 | 46 |
| 1998 | £75,000 | £151,393 | 33 |
| 1997 | £64,200 | £131,661 | 30 |
| 1996 | £58,000 | £122,319 | 35 |
| 1995 | £69,000 | £149,995 | 16 |
In cash terms the typical LL35 home went from £69,000 in 1995 to £294,000 in 2026, roughly 4 times the price. Adjusted for inflation it still comes to a real rise of roughly 96%, so homes here got dearer in substance, not only in cash. The real-terms peak came in 2007, and today's median remains roughly 45% under it: a 2007 buyer is still waiting to get that price back in today's money.
Year-on-year change in the LL35 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 (+87.6% on the year before); the weakest, 2011 (−30.2%). 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) | −19.5% | −21.3% |
| 5 years (since 2021) | −1.7% | −6.2% |
| 10 years (since 2016) | +2.6% | −0.7% |
| 20 years (since 2006) | +1.2% | −1.5% |
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 terraced homes dominate the record here, 51% of the typed total. In 2023, the last year both were recorded here, a detached home traded at £311,200 against £195,200 for a flat, a 59% premium.
Median by property type, LL35
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 | £635,000 (2025) | – | 218 |
| Semi-detached | £330,000 (2024) | – | 105 |
| Terraced | £265,000 | 5 | 403 |
| Flats | £195,200 (2023) | – | 67 |
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 monthly pulse, last five years
Registrations by month. The repeating sawtooth is seasonality, and the right-hand edge always dips because the register lags completions.
Over the last twelve months of data, 23 sales completed in LL35. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 35 sales a year before the financial crisis and 24 a year over the last five. 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.
How LL35 trades
Only 23 sales completed here in the last twelve months of data, which makes LL35 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. The record here is jumpy: year-on-year moves of ten per cent or more are common in the chart above, mostly a function of which homes happened to sell rather than the market lurching. LL35 sits 7 of 67 in its area's price order, well inside the expensive end.
Rents around LL35
For renting purposes LL35 sits in Gwynedd. The ONS average private rent there is £708 a month (May 2026). The spread runs from £548 a month for a typical one-bed to £1,035 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Gwynedd
ONS Price Index of Private Rents, May 2026.
Against the £294,000 median purchase price, a rent of £708 a month (£8,496 a year) works out at a 2.9% gross yield, a ceiling figure that ignores letting costs, voids, maintenance and tax. Because rents are local-authority statistics, districts sharing the authority share the figure.
Common questions on LL35 (Aberdyfi)
How much did a house sell for in LL35 (Aberdyfi)?
Are property prices falling in LL35 (Aberdyfi)?
Is LL35 (Aberdyfi) a good place to buy a house?
Where do LL35 prices go next?
No honest page predicts prices, so this one sticks to the record: the median is down 8% over five years in cash but down 27% after inflation. Anyone weighing a purchase should read the volume chart with the price chart, remembering that these are completed sales, registered weeks after the deals were actually struck.
What another bedroom costs in LL
What homes of each size actually sold for across the LL area, 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
LL35 ranks 56 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 LL35, sector by sector
Postcode sectors are the next slice down, each a group of streets with its own market report. Prices can differ sharply between two sectors a few minutes' walk apart.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| LL35 0 | £294,000 | 10 |
How LL35 compares nearby
Same city, different markets. The neighbouring districts of the LL area, dearest first:
| 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 (this report) | £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% |
| LL31 | £232,500 | +1% |
Selling a home in LL35? 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 LL35, use the average prices map for a rough value: zoom from LL35's shading down to the sold homes on your own street. The figures above are every recorded LL35 sale; agents price with this same Land Registry record, and now you have it too.
Estate agents working LL35: the featured spot on this report is free for founding agents, one per district. Claim LL35.
Keep digging
The AI answers from the same Land Registry data this report is built on, already scoped to LL35. Free after a one click sign in.
The live map plots every individual LL35 sale at its exact address, and the average prices map zooms from neighbourhood shading to single homes. For a specific question, the report tool writes a custom answer, and any sale's mortgage and rent calculator runs the numbers on a real purchase.
About the numbers: everything is computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to the address; today's-money figures use the ONS CPIH index, and rents are the ONS Price Index of Private Rents by local authority. These are medians of recorded sales, not valuations, and none of it is financial advice.