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Betws market report SA18 1, Ammanford
The standing SA18 1 (Betws) property market report, rebuilt from the full public record every month. The raw material for this page is 3,793 HM Land Registry entries for SA18 1 (Ammanford), 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.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: the middle 2026 sale in SA18 1 (Ammanford) came in at £180,000, out of 40 registered, up 38% on five years earlier, and the mean stands at £190,200, and by floor area homes here have averaged about £1,670 per square metre over the last five years. The record behind it is 3,793 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
SA18 1 is a postcode sector: one group of streets inside SA18 (Ammanford). This is as local as the public record gets, but sector medians move on fewer sales than a district's, so expect the lines to be lumpier.
Where SA18 1 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 a home in SA18 1 sells for
The 2026 median for SA18 1 is £180,000, taken from 40 registered sales. The mean, which is what most sites call the "average house price", is £190,200, a little above it, the familiar pattern where pricier homes stretch the average.
What a square metre costs in SA18 1
Averaged across five years of sales, floor space in SA18 1 costs about £1,670 per square metre. Each sale's Energy Performance Certificate supplies the floor area, and pricing by the metre is what lets flats and houses share one scale.
England and Wales as a whole trade at a £285,000 median, leaving SA18 1 37% below the national figure.
A typical SA18 1 home, priced year by year (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 | £180,000 | £180,000 | 40 |
| 2025 | £157,000 | £160,754 | 107 |
| 2024 | £141,500 | £150,444 | 104 |
| 2023 | £144,000 | £158,221 | 88 |
| 2022 | £149,200 | £174,954 | 160 |
| 2021 | £130,000 | £164,597 | 171 |
| 2020 | £115,000 | £149,215 | 103 |
| 2019 | £115,000 | £150,737 | 113 |
| 2018 | £102,000 | £135,968 | 129 |
| 2017 | £87,000 | £118,659 | 115 |
| 2016 | £87,000 | £121,714 | 108 |
| 2015 | £77,500 | £109,508 | 92 |
| 2014 | £85,000 | £120,587 | 99 |
| 2013 | £76,200 | £109,644 | 80 |
| 2012 | £80,000 | £117,750 | 82 |
| 2011 | £82,500 | £124,543 | 53 |
| 2010 | £85,000 | £133,302 | 72 |
| 2009 | £76,000 | £122,171 | 63 |
| 2008 | £105,000 | £172,117 | 93 |
| 2007 | £105,000 | £178,109 | 189 |
| 2006 | £97,500 | £169,248 | 176 |
| 2005 | £80,200 | £142,724 | 140 |
| 2004 | £75,000 | £136,215 | 192 |
| 2003 | £57,000 | £105,008 | 193 |
| 2002 | £40,000 | £75,260 | 197 |
| 2001 | £37,000 | £71,131 | 161 |
| 2000 | £29,000 | £56,913 | 139 |
| 1999 | £27,000 | £53,810 | 122 |
| 1998 | £29,200 | £58,942 | 118 |
| 1997 | £30,000 | £61,524 | 121 |
| 1996 | £25,200 | £53,146 | 88 |
| 1995 | £29,000 | £63,042 | 85 |
In cash terms the typical SA18 1 home went from £29,000 in 1995 to £180,000 in 2026, roughly 6 times the price. Adjusted for inflation it still comes to a real rise of roughly 186%, so homes here got dearer in substance, not only in cash.
Year-on-year change in the SA18 1 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 (+42.5% on the year before); the weakest, 2009 (−27.6%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Growth per year, over one to twenty years
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +14.6% | +12.0% |
| 5 years (since 2021) | +6.7% | +1.8% |
| 10 years (since 2016) | +7.5% | +4.0% |
| 20 years (since 2006) | +3.1% | +0.3% |
The table annualises median growth over each period, with the real column deflated by ONS CPIH. Smoothing hides the cycle (see the chart above for it), and none of this forecasts: it is the record.
Transaction volumes
Sales per year, counted
Each bar is a year's recorded sales. 2008's dip is the financial crisis, and the newest bar always grows for a while as late registrations arrive.
Over the last twelve months of data, 40 sales completed in SA18 1. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 173 sales a year before the financial crisis and 100 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 SA18 1
The local authority for SA18 1 is Carmarthenshire, and its ONS average private rent currently stands at £680 a month (May 2026 figures). The spread runs from £495 a month for a typical one-bed to £990 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Carmarthenshire
ONS Price Index of Private Rents, May 2026.
Set against the £180,000 median sold price, £680 a month is £8,160 a year, a gross yield of 4.5%: 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 SA18 1 trades
This is a thin market: 40 sales in the last twelve months of data. With that few transactions, one street selling well (or one block of cheap transfers) can move the median, so read the year lines as a range rather than a verdict. 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. Against the SA18 district median, SA18 1 sits 12% lower, marking it as a cheaper pocket of the district.
SA18 1 (Betws): the questions that come up
Are property prices falling in SA18 1 (Betws)?
Is SA18 1 (Betws) a good place to buy a house?
How much did a house sell for in SA18 1 (Betws)?
Will SA18 1 prices rise from here?
Prediction is not this page's business. Its business is the record, which says: the median is up 38% over five years in cash and up 9% after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.
What you could buy in SA18 now
Turning to what is actually available: 82 homes on the market right now, from 4 agents publishing to HomesIndex.
These cover the whole SA18 district, not just SA18 1: live asking prices are collected per district.
12% of current listings sit under the prices comparable homes actually fetched. Each listing is compared with recent recorded sales of similar homes nearby.
- St. Davids Road, Tairgwaith, Ammanford
- Fairoak, Betws, Ammanford, Carmarthen...
- High Street, Ammanford, Carmarthenshi...
"Under comparable sales" compares each asking price with what similar homes nearby actually sold for. It is a starting point for a conversation, not a valuation. Always look at the home itself.
See every SA18 home for sale on the map →
Live asking prices from estate agents who publish a feed to HomesIndex, refreshed every Monday and Thursday: a sample of the market, not every home for sale. Asking prices are not sale prices.
The price of an extra bedroom in SA
What homes of each size actually sold for across the SA area, from the Land Registry record. 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 | — | £225,000 | £300,000 (+33%) | £420,000 (+40%) | £518,750 (+24%) |
| Semi-detached | £152,000 | £168,000 (+11%) | £190,000 (+13%) | £268,000 (+41%) | £350,000 (+31%) |
| Terraced | £132,500 | £130,000 (-2%) | £148,670 (+14%) | £185,000 (+24%) | £270,000 (+46%) |
| Flat | £107,500 | £145,000 (+35%) | £222,500 (+53%) | — | — |
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. Sizes with too few homes to be meaningful are left blank.
The risers and the fallers
The spread across the SA area is the point: the same five years treated these districts very differently.
SA area districts: five years of change
Cash-terms risers and fallers across the area; click any row for that district's full report.
Other sectors in SA18
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of SA18, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| SA18 2 | £223,800 | 56 |
| SA18 3 | £220,000 | 63 |
Zoom out to the full SA18 district report for the type split, monthly volumes and how SA18 compares with its neighbours.
Selling in SA18 1? Start from the sold record
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in SA18 1, use the average prices map for a rough value: zoom from SA18 1's shading down to the sold homes on your own street. The figures above are every recorded SA18 1 sale; agents price with this same Land Registry record, and now you have it too.
Estate agents working SA18 1: the featured spot on this report is free for founding agents, one per district. Claim SA18 1.
Take it further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about SA18 1. Free, with a one click sign in.
Two maps carry on from here: every SA18 1 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.