Sold Detached

25 CAE BERLLAN

CAERNARFON, GWYNEDD LL55 1HH

3 beds 1 baths 872 sq ft Listed 25 Jan 2016 (-3801d)

£162,000

Offers in Region of

Reduced on 13 Apr 2016

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# 3 bedroom link detached house for sale (LL55 1HH)

## Property Details

| Key | Value |
|-----|-------|
| Address | 25 CAE BERLLAN, CAERNARFON, GWYNEDD LL55 1HH |
| Price | £162,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Construction age | England and Wales: 1976-1982 |
| Floor area | 81 m² |
| Last sold | £150,000 Aug 2016 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 14/04/2025 — **EXPIRED** (no longer valid for marketing or letting)
- **Est. upgrade cost to C:** £18,400

### Recommendations
- W2 (£4,000 - £6,000)
- E (£25)
- M (£1,250 - £2,500)
- N (£4,000 - £6,000)
- U (£5,000 - £8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8208-3351-5729-2597-9453)

## Description

**** ****

**** **** If you are seeking an affordable and comfortable family home that is conveniently located for Caernarfon town centre, we would highly recommend that you view this favourably positioned link detached house that would now profit from a degree of upgrading.

The well-proportioned accommodation, which benefits uPVC Double Glazing and Mains Gas Fired Warm Air Heating, includes on the ground floor includes an Entrance Hall and Cloakroom, a Sizeable L Shaped Lounge and a Fitted Kitchen. A Single and 2 Double Bedrooms together with a Family Size Level Access Shower Room.

**LOCATION** **** The property is conveniently located in a popular residential neighbourhood, on the outskirts of the historic town of Caernarfon, offering a wide range of shops and most essential services. The town is also well placed for the many coastal and rural attractions to found in this part of North Wales. If you want to go slightly further afield the university town of Bangor is only a few miles away, offering a first rate intercity train service and access to the A55 expressway, allowing rapid westbound  commuting through Anglesey or eastbound towards Chester and beyond, linking up with the UK motorway network.

**PORCH** ****

**ENTRANCE** **HALL** ****

**KITCHEN** **6' 7" x 10' 5" (2.03m x 3.19m)**

**LOUNGE** **18' 6" x 16' 7" (5.64m x 5.08m max)**

**LANDING** ****

**BEDROOM** **1** **15' 7" x 10' 5" (4.75m x 3.18m)**

**BEDROOM** **2** **12' 1" x 10' 4" (3.69m x 3.17m)**

**BEDROOM** **3** **9' 10" x 5' 11" (3.01m x 1.81m)**

**SHOWER** **ROOM** **5' 6" x 5' 11" (1.70m x 1.81m)**

**OUTSIDE** **** To the front a Tarmacadam forecourt in front of the attached garage provides off road parking while a pedestrian gated entrance provides general access to the property, including the generous enclosed lawned garden that extends from the front around to the rear of the house, displaying a diverse range of vibrant perimeter shrubbery, floral borders and a raised rockery. In summer months, the garden is often a continuous suntrap, providing a safe children's play area and a marvelous spot for outdoor dining and entertaining, or just relaxing.

**GARAGE** **16' 6" x 9' 9" (5.03m x 2.98m)**

## Property Photos

- ![Photo](/listings/photos/39399720/694389)
- ![Photo](/listings/photos/39399720/694392)
- ![Photo](/listings/photos/39399720/694399)
- ![Photo](/listings/photos/39399720/694403)
- ![Photo](/listings/photos/39399720/694405)
- ![Photo](/listings/photos/39399720/694407)
- ![Photo](/listings/photos/39399720/694409)
- ![Photo](/listings/photos/39399720/694412)
- ![Photo](/listings/photos/39399720/694415)

## Floorplans

- ![Floorplan 1](/listings/photos/39399720/694419) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/39399720/694421) - EPC 1
- ![EPC Front Page](/listings/photos/39399720/694425) - EPC Front Page

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #9086694
- **Address:** 25 Cae Berllan, CAERNARFON, LL55 1HH
- **Certificate Issued:** 24/09/2012
- **Work Completed:** 28/08/2012
- **Items:** 1 window(s), 1 door(s)

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 25 CAE BERLLAN, CAERNARFON, GWYNEDD, LL55 1HH | £150,000 | 16/08/2016 | Detached |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| [Same street] 28 CAE BERLLAN, CAERNARFON, GWYNEDD, LL55 1HH | £200,000 | 29/08/2023 | Detached |
| 1 MAES CADNANT, CAERNARFON, GWYNEDD, LL55 1BS | £220,000 | 25/08/2023 | Detached |
| PENYBRYN ST DAVIDS ROAD, CAERNARFON, GWYNEDD, LL55 1BH | £450,000 | 13/12/2022 | Detached |
| SUNNY CLIFFE ST DAVIDS ROAD, CAERNARFON, GWYNEDD, LL55 1BH | £594,000 | 07/10/2022 | Detached |
| CRAIG Y DON ST DAVIDS ROAD, CAERNARFON, GWYNEDD, LL55 1EL | £500,000 | 30/09/2022 | Detached |
| GWEL YR AFON ENGLAND ROAD NORTH, CAERNARFON, GWYNEDD, LL55 1HS | £300,000 | 08/03/2022 | Detached |
| [Same street] 26 CAE BERLLAN, CAERNARFON, GWYNEDD, LL55 1HH | £200,000 | 28/02/2022 | Terraced |
| [Same street] 14 CAE BERLLAN, CAERNARFON, GWYNEDD, LL55 1HH | £303,000 | 21/01/2022 | Semi-detached |
| [Same street] 27 CAE BERLLAN, CAERNARFON, GWYNEDD, LL55 1HH | £215,000 | 21/01/2022 | Detached |
| [Same street] 4 CAE BERLLAN, CAERNARFON, GWYNEDD, LL55 1HH | £330,259 | 19/11/2021 | Detached |
| THE GAIA ST DAVIDS ROAD, CAERNARFON, GWYNEDD, LL55 1BH | £132,500 | 10/11/2021 | Detached |
| THE CLIFF ENGLAND ROAD SOUTH, CAERNARFON, GWYNEDD, LL55 1HY | £455,000 | 25/08/2021 | Detached |
| ELMCROFT CAMPBELL ROAD, CAERNARFON, GWYNEDD, LL55 1BG | £370,000 | 30/06/2021 | Detached |
| THE VILLA ENGLAND ROAD NORTH, CAERNARFON, GWYNEDD, LL55 1HS | £392,500 | 25/06/2021 | Detached |

**Street average:** £249,652 (5 sales)
**Area average:** £379,333 (9 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £306,888 (17 Detached, LL55, 2024–2026)
- **Deviation:** -47.2%

## Rental Range

*ONS Price Index of Private Rents (Gwynedd). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £627/mo
- **Realistic:** £697/mo
- **Optimistic:** £767/mo

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 3 Bed Flat, Doc Fictoria, LL55 | £1,100/mo | 3 | 0.47 miles | OpenRent |

**Average rent: £1,100/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.68% (weak for cashflow)
- **Max investor price (0.8%):** £137,500
- **Target investor price (1%):** £110,000

*Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £1,100/mo).*

- **Gross yield:** 8.1%
- **Cost-to-rent:** 12.3×
- **Monthly cashflow:** £327/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 8.4%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).*

## Price per Square Metre

- **£/m²:** £2,000/m²

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** 55.2%
- **10y growth:** 35.8%

## House Price Index (HM Land Registry)

*Official index for Gwynedd; Detached series; as of March 2026.*

- **1y growth (index):** 3.1%
- **5y growth (index):** 18.2%
- **10y growth (index):** 41.5%

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Job (default Low)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

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Property details

Tenure

FREEHOLD

Floor area

81 m²

EPC rating

Year built

England and Wales: 1976-1982

Last sold

£150,000 Aug 2016

Price per m²

£2,000/m²

Local average

£306,888 (-47.2%)

Street crime

161 incidents within 1 mile (Apr 2026)

Key features

Favourably Positioned Link Detached House
Popular Residential Neighbourhood
In Need Of Upgrading
uPVC Double Glazing & Gas Fired Warm Air Heating
Sizeable L Shaped Lounge
Fitted Kitchen & Cloakroom
3 Bedrooms & Family Size Shower Room
Larger Than Average Lawned Garden
Attached Garage & Off Road Parking
Advantage Of No Onward Chain

Additional details

Parking: Garage
Garden: Yes

Description

**

If you are seeking an affordable and comfortable family home that is conveniently located for Caernarfon town centre, we would highly recommend that you view this favourably positioned link detached house that would now profit from a degree of upgrading.
The well-proportioned accommodation, which benefits uPVC Double Glazing and Mains Gas Fired Warm Air Heating, includes on the ground floor includes an Entrance Hall and Cloakroom, a Sizeable L Shaped Lounge and a Fitted Kitchen. A Single and 2 Double Bedrooms together with a Family Size Level Access Shower Room.

LOCATION The property is conveniently located in a popular residential neighbourhood, on the outskirts of the historic town of Caernarfon, offering a wide range of shops and most essential services. The town is also well placed for the many coastal and rural attractions to found in this part of North Wales. If you want to go slightly further afield the university town of Bangor is only a few miles away, offering a first rate intercity train service and access to the A55 expressway, allowing rapid westbound commuting through Anglesey or eastbound towards Chester and beyond, linking up with the UK motorway network.

PORCH

ENTRANCE HALL

KITCHEN 6' 7" x 10' 5" (2.03m x 3.19m)

LOUNGE 18' 6" x 16' 7" (5.64m x 5.08m max)

LANDING

BEDROOM 1 15' 7" x 10' 5" (4.75m x 3.18m)

BEDROOM 2 12' 1" x 10' 4" (3.69m x 3.17m)

BEDROOM 3 9' 10" x 5' 11" (3.01m x 1.81m)

SHOWER ROOM 5' 6" x 5' 11" (1.70m x 1.81m)

OUTSIDE To the front a Tarmacadam forecourt in front of the attached garage provides off road parking while a pedestrian gated entrance provides general access to the property, including the generous enclosed lawned garden that extends from the front around to the rear of the house, displaying a diverse range of vibrant perimeter shrubbery, floral borders and a raised rockery. In summer months, the garden is often a continuous suntrap, providing a safe children's play area and a marvelous spot for outdoor dining and entertaining, or just relaxing.

GARAGE 16' 6" x 9' 9" (5.03m x 2.98m)**

Listed by

Caernarfon

Dafydd Hardy

Reference: 39399720

EPC Rating & Upgrade Cost

This certificate expired on 14/04/2025. A new EPC may be required before the property can be marketed or let.

Current rating: D

Potential rating: B

Inspection date: 15/04/2015

Expiry date: 14/04/2025 (expired)

Est. upgrade cost to C: £18,400

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Floor insulation (solid floor) (£4,000 - £6,000)
Low energy lighting for all fixed outlets (£25)
Replacement warm air unit (£1,250 - £2,500)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£5,000 - £8,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC 1

EPC Front Page

FENSA Certificates

This property has 1 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #9086694

Property Details

Street: 25 Cae Berllan

Town: CAERNARFON

Postcode: LL55 1HH

Installation Details

Items: 1 window and 1 door

Certificate Issued: 24/09/2012

Work Completed: 28/08/2012

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

Event	Date	Price	% change
Sold	16/08/2016 (9 years ago)	£150,000	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

Same street and nearby sales within 0.25 miles (last 5 years). Data from Land Registry Price Paid.

Address	Price	Date	Type
Same street 28 CAE BERLLAN, CAERNARFON, GWYNEDD, LL55 1HH	£200,000	29/08/2023	Detached
1 MAES CADNANT, CAERNARFON, GWYNEDD, LL55 1BS	£220,000	25/08/2023	Detached
PENYBRYN ST DAVIDS ROAD, CAERNARFON, GWYNEDD, LL55 1BH	£450,000	13/12/2022	Detached
SUNNY CLIFFE ST DAVIDS ROAD, CAERNARFON, GWYNEDD, LL55 1BH	£594,000	07/10/2022	Detached
CRAIG Y DON ST DAVIDS ROAD, CAERNARFON, GWYNEDD, LL55 1EL	£500,000	30/09/2022	Detached
GWEL YR AFON ENGLAND ROAD NORTH, CAERNARFON, GWYNEDD, LL55 1HS	£300,000	08/03/2022	Detached
Same street 26 CAE BERLLAN, CAERNARFON, GWYNEDD, LL55 1HH	£200,000	28/02/2022	Terraced
Same street 14 CAE BERLLAN, CAERNARFON, GWYNEDD, LL55 1HH	£303,000	21/01/2022	Semi-detached
Same street 27 CAE BERLLAN, CAERNARFON, GWYNEDD, LL55 1HH	£215,000	21/01/2022	Detached
Same street 4 CAE BERLLAN, CAERNARFON, GWYNEDD, LL55 1HH	£330,259	19/11/2021	Detached
THE GAIA ST DAVIDS ROAD, CAERNARFON, GWYNEDD, LL55 1BH	£132,500	10/11/2021	Detached
THE CLIFF ENGLAND ROAD SOUTH, CAERNARFON, GWYNEDD, LL55 1HY	£455,000	25/08/2021	Detached
ELMCROFT CAMPBELL ROAD, CAERNARFON, GWYNEDD, LL55 1BG	£370,000	30/06/2021	Detached
THE VILLA ENGLAND ROAD NORTH, CAERNARFON, GWYNEDD, LL55 1HS	£392,500	25/06/2021	Detached

Street average: £249,652 (5 sales)

Area average: £379,333 (9 sales)

Capital growth trend

Land Registry outcode average: last 12 months vs 5y and 10y ago (from sold prices).

5y growth 55.2%

10y growth 35.8%

House Price Index (HM Land Registry — official index, not sold-price averages): Gwynedd. Series: Detached. As of March 2026.

1y (index) 3.1%

5y (index) 18.2%

10y (index) 41.5%

Rental Range

Estimated market rent for Gwynedd. Low = conservative, Realistic = average, Optimistic = best case.

Low £627/mo

Realistic £697/mo

Optimistic £767/mo

Based on Local Authority from postcode lookup → Gwynedd.

Location

Map view View on Google Maps View on OpenStreetMap Street View LL55 1HH

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	Unknown	0.2 miles
Shop	Spar	0.3 miles
Bus stop	Caernarfon, Morrisons	0.3 miles
Shop	Wash.me	0.3 miles
Train station	Caernarfon	0.6 miles
Train station	Bontnewydd	2.0 miles
Hospital	Ysbyty Cefni	8.0 miles

Street-level crime

Category	Count
Violence and sexual offences	68
Shoplifting	25
Anti-social behaviour	24
Criminal damage and arson	11
Other theft	10
Public order	10
Burglary	5
Possession of weapons	3
Vehicle crime	3
Drugs	1
Theft from the person	1
Total incidents	161

Within 1 mile during Apr 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Ysgol Syr Hugh Owen	Other	0.1 miles	— (No rating)
Ysgol Gynradd Maesincla	Other	0.3 miles	— (No rating)
Ysgol Santes Helen	Other	0.3 miles	— (No rating)
Ysgol Pendalar	Other	0.4 miles	— (No rating)
Ysgol Y Gelli	Other	0.4 miles	— (No rating)

Rental Comparables

Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
3 Bed Flat, Doc Fictoria, LL55	£1,100/mo	3	0.47 miles	OpenRent

Average rent: £1,100/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.68%

Max investor price (0.8%) £137,500

Target investor price (1%) £110,000

Gross yield 8.1%

Cost-to-rent ratio 12.3×

Monthly cashflow £327/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 8.4%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus mortgage, 10% maintenance, £25/mo compliance. Assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term.
ROI — Annual profit ÷ cash in (deposit + 4% purchase costs).