# 2 bedroom detached bungalow for sale (LL22 7RP)

## Property Details

| Key | Value |
|-----|-------|
| Address | 85 LON Y CYLL, ABERGELE, PENSARN, CONWY LL22 7RP |
| Price | £175,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | C |
| Construction age | England and Wales: 1967-1975 |
| Floor area | 60 m² |
| Last sold | £164,000 Dec 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Current heating cost:** £705/year
- **Est. upgrade cost to C:** £16,500

### Recommendations
- W1 (£5,000 - £10,000)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0333-3052-9203-8265-4204)

## Description

NO ONWARD CHAIN - Nestled in a peaceful residential setting, this charming detached two-bedroom bungalow offers a delightful blend of comfort, space, and practicality. Perfectly positioned to take full advantage of its south-facing rear garden, the property boasts bright and airy interiors, well-maintained outdoor spaces, and the convenience of off-road parking. Upon entry, a welcoming porch leads into a central hallway that flows seamlessly through the home.

**Tenure** - Freehold.

**Council Tax** - C - Average from 01-04-2025 £2,062.96

**Property Description** - NO ONWARD CHAIN - Nestled in a peaceful residential setting, this charming detached two-bedroom bungalow offers a delightful blend of comfort, space, and practicality. Perfectly positioned to take full advantage of its south-facing rear garden, the property boasts bright and airy interiors, well-maintained outdoor spaces, and the convenience of off-road parking. Upon entry, a welcoming porch leads into a central hallway that flows seamlessly through the home.

The modern kitchen features sleek white gloss cabinetry, warm wood-effect worktops, and stylish tiled splashbacks. There is ample room for a gas cooker, washing machine, and fridge freezer—ideal for those who enjoy cooking at home. The spacious living room is bathed in natural light and offers a cosy yet open feel, complete with a feature fireplace and generous space for a dining area.

The main bedroom enjoys tranquil views of the garden, while the second bedroom opens directly into the conservatory, providing an ideal spot to relax and unwind all year round. A bright, contemporary shower room includes a corner shower cubicle, WC, and wash hand basin.

Outside, the property is enhanced by a tidy front garden and a small driveway offering private parking. A gated side path leads to the enclosed rear garden, a suntrap haven perfect for gardening enthusiasts or simply enjoying the outdoors in privacy. Additional benefits include gas central heating and double glazing throughout, ensuring year-round comfort.

**Services** - It is believed the property is connected to mains gas, electric, water and sewage services although we recommend you confirm this with your solicitor.

PLEASE NOTE THAT NO APPLIANCES ARE TESTED BY THE SELLING AGENT.

**Entrance Porch** - 

**Hallway** - 

**Kitchen** - 2.81m x 2.75m (9'2" x 9'0") - 

**Living Room** - 5.45m x 3.70m (17'10" x 12'1") - 

**Bedroom No: One** - 3.80m x 3.60m (12'5" x 11'9") - 

**Bedroom No: Two** - 2.79m x 2.70m (9'1" x 8'10") - 

**Conservatory** - 2.47m x 2.47m (8'1" x 8'1") - 

**Shower Room** - 

**Prys Jones & Booth** - Prys Jones and Booth, Chartered Surveyors and Estate Agents are an independent company in Abergele offering considerable experience in all aspects of Residential and Commercial Property. Whilst based principally in Abergele, we operate throughout North Wales, including the towns of Rhyl, Colwyn Bay, Llanddulas, Llanfair TH, Prestatyn, St Asaph, Towyn, Kinmel Bay, Llandudno and other surrounding areas.

Prys Jones & Booth, Chartered Surveyors and Estate Agents were founded in 1974 and have been a mainstay on the Abergele high street ever since.

**Professional Services** - Iwan Prys Jones Bsc. PGDM, MRICS is a full member of the RICS with specialist expertise in professional home surveys, commercial property surveys / valuations. Please contact us today to discuss our competitive fees.

## Property Photos

- ![5dbd329e-c51d-4d7c-873c-b2729c57df57.jpg](/listings/photos/164522066/512759) - 5dbd329e-c51d-4d7c-873c-b2729c57df57.jpg
- ![e100dccd-53e9-40ed-930e-51a991851933.jpg](/listings/photos/164522066/512760) - e100dccd-53e9-40ed-930e-51a991851933.jpg
- ![04d52257-e6d3-4ab1-a347-6805f31782af.jpg](/listings/photos/164522066/512761) - 04d52257-e6d3-4ab1-a347-6805f31782af.jpg
- ![72903164-d4e6-4cb6-b32b-b04ecd51c7a4.jpg](/listings/photos/164522066/512762) - 72903164-d4e6-4cb6-b32b-b04ecd51c7a4.jpg
- ![ccf30421-29f2-456b-a08a-515ac3e7b761.jpg](/listings/photos/164522066/512763) - ccf30421-29f2-456b-a08a-515ac3e7b761.jpg
- ![d751b4d9-e422-4ec5-ba6b-d410f94684b2.jpg](/listings/photos/164522066/512764) - d751b4d9-e422-4ec5-ba6b-d410f94684b2.jpg
- ![b7e094bb-2939-45d1-a808-9be35e5fcbb9.jpg](/listings/photos/164522066/512765) - b7e094bb-2939-45d1-a808-9be35e5fcbb9.jpg
- ![34b81b6e-94b9-4f97-af9f-af0b88e9a357.jpg](/listings/photos/164522066/512766) - 34b81b6e-94b9-4f97-af9f-af0b88e9a357.jpg
- ![7de2c2ac-827e-4826-8413-d48142e4de68.jpg](/listings/photos/164522066/512767) - 7de2c2ac-827e-4826-8413-d48142e4de68.jpg

## Floorplans

- ![85-lon-cyll.jpg](/listings/photos/164522066/512768) - 85-lon-cyll.jpg

## EPC Graphs

- ![EE Rating](/listings/photos/164522066/512769) - EE Rating

## FENSA Certificates

This property has 2 FENSA certificate(s) on record.

### FENSA Certificate #7923537
- **Address:** 85 Lon y Cyll, Pensarn, LL22 7RP
- **Certificate Issued:** 24/01/2011
- **Work Completed:** 07/01/2011
- **Items:** 1 door(s)

### FENSA Certificate #3869219
- **Address:** 85 Lon y Cyll, Pensarn, LL22 7RP
- **Certificate Issued:** 17/07/2006
- **Work Completed:** 13/06/2006
- **Items:** 2 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 85 LON Y CYLL, PENSARN, ABERGELE, CONWY, LL22 7RP | £164,000 | 11/12/2025 | Detached |
| 85 LON Y CYLL, PENSARN, ABERGELE, CONWY, LL22 7RP | £130,000 | 01/04/2019 | Detached |
| 85 LON Y CYLL, PENSARN, ABERGELE, CONWY, LL22 7RP | £117,000 | 11/06/2010 | Detached |
| 85 LON Y CYLL, PENSARN, ABERGELE, CONWY, LL22 7RP | £42,000 | 28/09/2001 | 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] 69 LON Y CYLL, PENSARN, ABERGELE, CONWY, LL22 7RP | £160,000 | 28/11/2025 | Detached |
| 5 CRAIG Y DON, PENSARN, ABERGELE, CONWY, LL22 7RL | £140,000 | 09/09/2025 | Detached |
| [Same street] 106 LON Y CYLL, PENSARN, ABERGELE, CONWY, LL22 7RP | £145,000 | 19/12/2023 | Detached |
| [Same street] 95 LON Y CYLL, PENSARN, ABERGELE, CONWY, LL22 7RP | £175,000 | 07/12/2023 | Detached |
| 73 LON Y GORS, PENSARN, ABERGELE, CONWY, LL22 7RY | £170,000 | 09/11/2023 | Detached |
| 39 MAES CYBI, PENSARN, ABERGELE, CONWY, LL22 7RQ | £370,000 | 27/10/2023 | Detached |
| 5 MAES SEIRIOL, ABERGELE, CONWY, LL22 7RZ | £315,000 | 27/10/2023 | Detached |
| 86 LON Y GORS, PENSARN, ABERGELE, CONWY, LL22 7RY | £129,500 | 29/08/2023 | Detached |
| 11 LON Y CYLL, PENSARN, ABERGELE, CONWY, LL22 7RN | £185,000 | 25/08/2023 | Detached |
| 95 LON Y GORS, PENSARN, ABERGELE, CONWY, LL22 7RY | £185,000 | 25/08/2023 | Detached |
| 7 MAES CYBI, PENSARN, ABERGELE, CONWY, LL22 7RQ | £260,000 | 19/06/2023 | Detached |
| 6 MAES TUDNO, ABERGELE, CONWY, LL22 7RX | £233,000 | 21/04/2023 | Detached |
| 15 MAES TUDNO, ABERGELE, CONWY, LL22 7RX | £340,000 | 02/03/2023 | Detached |
| 33 MAES CYBI, PENSARN, ABERGELE, CONWY, LL22 7RQ | £285,000 | 22/11/2022 | Detached |
| 7 MAES SEIRIOL, ABERGELE, CONWY, LL22 7RZ | £280,000 | 18/11/2022 | Detached |
| 17 MAES CYBI, PENSARN, ABERGELE, CONWY, LL22 7RQ | £315,000 | 17/11/2022 | Detached |
| 24 MAES TUDNO, ABERGELE, CONWY, LL22 7RX | £280,000 | 11/11/2022 | Detached |
| [Same street] 102 LON Y CYLL, PENSARN, ABERGELE, CONWY, LL22 7RP | £147,000 | 17/10/2022 | Detached |
| 77 LON Y GORS, PENSARN, ABERGELE, CONWY, LL22 7RY | £160,000 | 23/09/2022 | Detached |
| 92 MARINE ROAD, PENSARN, ABERGELE, CONWY, LL22 7PS | £280,000 | 12/08/2022 | Detached |
| 51 LON Y LLYN, PENSARN, ABERGELE, CONWY, LL22 7RR | £185,000 | 14/07/2022 | Detached |
| 21 MAES CYBI, PENSARN, ABERGELE, CONWY, LL22 7RQ | £320,000 | 04/07/2022 | Detached |
| [Same street] 93 LON Y CYLL, PENSARN, ABERGELE, CONWY, LL22 7RP | £142,000 | 01/07/2022 | Semi-detached |
| [Same street] 107 LON Y CYLL, PENSARN, ABERGELE, CONWY, LL22 7RP | £175,000 | 13/06/2022 | Semi-detached |
| [Same street] 116 LON Y CYLL, PENSARN, ABERGELE, CONWY, LL22 7RP | £174,950 | 12/05/2022 | Semi-detached |
| [Same street] 114 LON Y CYLL, PENSARN, ABERGELE, CONWY, LL22 7RP | £151,000 | 18/03/2022 | Detached |
| 43 LON Y CYLL, PENSARN, ABERGELE, CONWY, LL22 7RN | £160,000 | 07/03/2022 | Detached |
| AROSFA KINGSWAY, PENSARN, ABERGELE, CONWY, LL22 7RF | £180,000 | 25/02/2022 | Detached |
| [Same street] 96 LON Y CYLL, PENSARN, ABERGELE, CONWY, LL22 7RP | £139,000 | 03/08/2021 | Detached |
| [Same street] 68 LON Y CYLL, PENSARN, ABERGELE, CONWY, LL22 7RP | £135,000 | 02/07/2021 | Detached |

**Street average:** £154,395 (10 sales)
**Area average:** £238,625 (20 sales)

## Price vs local average

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

- **Local average:** £280,985 (40 Detached, LL22, 2024–2026)
- **Deviation:** -37.7%

## Rental Range

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

- **Low:** £700/mo
- **Realistic:** £778/mo
- **Optimistic:** £856/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 |
|------|------|------|------|------|
| 2 Bed Flat, South Parade, LL22 | £650/mo | 2 | 0.14 miles | OpenRent |
| 2 Bed Flat, Marine Road, LL22 | £650/mo | 2 | 0.17 miles | OpenRent |
| 2 Bed Terraced House, Bryntirion Terrace, LL22 | £750/mo | 2 | 0.78 miles | OpenRent |
| 2 Bed Bungalow, Trem Y Mor, LL22 | £975/mo | 2 | 1.1 miles | OpenRent |
| 2 Bed Bungalow, Lon Y Mes, LL22 | £950/mo | 2 | 1.17 miles | OpenRent |

**Average rent: £795/mo (5 listings)**

## 1% Rule

- **Rent ratio:** 0.43% (weak for cashflow)
- **Max investor price (0.8%):** £93,750
- **Target investor price (1%):** £75,000

*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 £750/mo).*

- **Gross yield:** 5.1%
- **Cost-to-rent:** 19.4×
- **Monthly cashflow:** £-39/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -0.9%

*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:** £2,917/m²

## Capital growth trend

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

- **5y growth:** 6.7%
- **10y growth:** 16.7%

## House Price Index (HM Land Registry)

*Official index for Conwy; Detached series; as of February 2026.*

- **1y growth (index):** 4%
- **5y growth (index):** 27.7%
- **10y growth (index):** 62.4%

## 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)