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Betws market report SA18, Ammanford
The SA18 (Betws) house price history in full, 1995 to 2026, in cash and in today's money. Underneath every chart here sit 12,924 registered sales in SA18 (Ammanford) since 1995, the HM Land Registry record of what buyers really paid, with ONS figures covering rents. Nothing is a valuation, an estimate or an asking price.
Sales data to July 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: the middle 2026 sale in SA18 (Ammanford) came in at £205,000, out of 159 registered, up 22% on five years earlier, and the mean stands at £231,100, and by floor area homes here have averaged about £1,950 per square metre over the last five years. The record behind it is 12,924 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
The postcode district SA18 covering Ammanford, Betws, Garnswllt sits in Ammanford. 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 SA18 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 sells for
The 2026 median for SA18 is £205,000, taken from 159 registered sales. The mean, which is what most sites call the "average house price", is £231,100, somewhat above it, as happens wherever a market carries an expensive tail.
Price per square metre in SA18
The last five years of sales put SA18 at roughly £1,950 per square metre. That figure, built from each sale's Energy Performance Certificate floor area, is the one that makes a small flat and a big house comparable.
For scale: the England and Wales median is £285,000, so SA18 trades 28% below the country as a whole.
SA18's median sold price, 1995 to 2026
The cash median beside its inflation-adjusted twin (ONS CPIH). The adjusted line answers the harder question, whether homes really got dearer. Hover for the figures; the legend toggles each series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £205,000 | £205,000 | 159 |
| 2025 | £182,500 | £186,864 | 367 |
| 2024 | £175,000 | £186,061 | 326 |
| 2023 | £161,000 | £176,900 | 306 |
| 2022 | £175,000 | £205,207 | 457 |
| 2021 | £168,000 | £212,710 | 608 |
| 2020 | £134,000 | £173,868 | 377 |
| 2019 | £129,000 | £169,088 | 446 |
| 2018 | £125,000 | £166,627 | 452 |
| 2017 | £121,200 | £165,305 | 462 |
| 2016 | £120,000 | £167,881 | 440 |
| 2015 | £115,000 | £162,495 | 370 |
| 2014 | £115,000 | £163,148 | 348 |
| 2013 | £103,500 | £148,926 | 293 |
| 2012 | £107,500 | £158,227 | 317 |
| 2011 | £115,000 | £173,606 | 298 |
| 2010 | £116,500 | £182,702 | 306 |
| 2009 | £110,000 | £176,826 | 254 |
| 2008 | £120,000 | £196,705 | 326 |
| 2007 | £122,200 | £207,285 | 594 |
| 2006 | £117,500 | £203,965 | 585 |
| 2005 | £108,000 | £192,196 | 482 |
| 2004 | £90,000 | £163,458 | 542 |
| 2003 | £70,000 | £128,957 | 563 |
| 2002 | £50,800 | £95,580 | 587 |
| 2001 | £45,000 | £86,510 | 542 |
| 2000 | £37,200 | £73,005 | 440 |
| 1999 | £38,000 | £75,732 | 361 |
| 1998 | £37,000 | £74,687 | 370 |
| 1997 | £36,000 | £73,829 | 389 |
| 1996 | £33,500 | £70,650 | 305 |
| 1995 | £35,000 | £76,085 | 252 |
In cash terms the typical SA18 home went from £35,000 in 1995 to £205,000 in 2026, roughly 6 times the price. Even after inflation that is a real rise of about 169%: homes here genuinely became dearer, not merely more expensive on paper. Measured in today's money the market peaked in 2021; the current median sits about 4% below that. Someone who bought at the 2021 peak has not yet seen that price back in real terms.
Year-on-year change in the SA18 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 (+37.8% on the year before); the weakest, 2009 (−8.3%). 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) | +12.3% | +9.7% |
| 5 years (since 2021) | +4.1% | −0.7% |
| 10 years (since 2016) | +5.5% | +2.0% |
| 20 years (since 2006) | +2.8% | 0.0% |
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.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of detached houses dominate the record here, 40% of the typed total. In 2022, the last year both were recorded here, a detached home traded at £260,000 against £97,000 for a flat, 2.7 times the price.
Median by property type, SA18
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 | £283,000 | 73 | 5,096 |
| Semi-detached | £185,000 | 64 | 5,006 |
| Terraced | £139,700 | 20 | 2,724 |
| Flats | £97,000 (2022) | – | 48 |
Transaction volumes
How many homes change hands
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.
The monthly pulse, last five years
Sales as they reached the register each month. Expect the seasonal sawtooth, and discount the newest months while late entries land.
The register shows 328 SA18 sales across the most recent twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 542 sales a year before the financial crisis and 323 a year over the last five. Watch the volume as closely as the price. Thin years make jumpy medians, where one street's sales can move the figure, and the newest year is always incomplete because registrations trail completions by weeks or months.
Rents around SA18
SA18 falls under Carmarthenshire, where the ONS puts the average private rent at £680 a month (May 2026 figures). Size sets most of the rent: one-beds average £495 a month here against £990 for four or more bedrooms.
Average monthly rent by size, Carmarthenshire
ONS Price Index of Private Rents, May 2026.
£680 a month is £8,160 a year, which against the £205,000 median sold price makes a gross yield of 4.0%. Gross means before letting costs, voids, maintenance and tax: treat it as a ceiling. The ONS publishes rents by local authority, so neighbouring districts under the same authority share these numbers.
Asked and answered: SA18 (Betws)
Are property prices falling in SA18 (Betws)?
Is SA18 (Betws) a good place to buy a house?
How much did a house sell for in SA18 (Betws)?
Are SA18 prices heading up or down?
The record answers a different question than "what happens next": the median is up 22% over five years in cash but down 4% 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 SA18 today
Everything above is what homes in SA18 sold for. Turning to what is actually available: 82 homes on the market right now, from 4 agents publishing to HomesIndex, at a typical asking price 22% above the SA18 median sold price.
Of everything listed here, 12% asks less than the sold record of comparable homes. Every listing is measured against recent recorded sales of similar nearby homes.
- St. Davids Road, Tairgwaith, Ammanford
- Fairoak, Betws, Ammanford, Carmarthen...
- High Street, Ammanford, Carmarthenshi...
"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 SA18 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.
What another bedroom costs in SA
Real sold prices by size across the SA area, straight from the Land Registry record. 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 | — | £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
SA18 ranks 8 of 51 in the SA 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.
SA area districts: five years of change
Cash-terms risers and fallers across the area; click any row for that district's full report.
Inside SA18, 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 |
|---|---|---|
| SA18 1 | £180,000 | 40 |
| SA18 2 | £223,800 | 56 |
| SA18 3 | £220,000 | 63 |
How SA18 compares nearby
Same city, different markets. The dearest districts of the SA area, and SA18 itself, which ranks 30 of 51 by median price:
| District | Median | 5-year |
|---|---|---|
| SA42 | £345,000 | -6% |
| SA3 | £342,500 | +0% |
| SA36 | £316,200 | +44% |
| SA41 | £300,000 | +40% |
| SA69 | £295,200 | -5% |
| SA39 | £295,000 | +56% |
| SA32 | £292,500 | -2% |
| SA63 | £290,000 | +3% |
| SA45 | £289,000 | +9% |
| SA67 | £288,500 | +22% |
| SA62 | £275,000 | +10% |
| SA68 | £270,000 | +15% |
| SA35 | £268,500 | +21% |
| SA34 | £268,000 | +3% |
| SA19 | £265,800 | +13% |
| SA33 | £263,500 | +12% |
| SA40 | £250,000 | +49% |
| SA44 | £246,800 | +7% |
| SA2 | £240,000 | +6% |
| SA46 | £238,000 | +6% |
| SA38 | £235,000 | -15% |
| SA37 | £230,000 | -26% |
| SA70 | £230,000 | -10% |
| SA18 (this report) | £205,000 | +22% |
Selling a home in SA18? Price it on the evidence
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in SA18, open the average prices map and zoom from the SA18 shading down to the sold homes on your own street. Every recorded SA18 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim SA18.
Take it further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about SA18. Free, with a one click sign in.
The live map plots every individual SA18 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.