# 2 bedroom flat for sale (LL45 2LE)

## Property Details

| Key | Value |
|-----|-------|
| Address | (ROGERS), TY ISAF, LLANBEDR, GWYNEDD LL45 2LE |
| Price | £89,000 |
| Bedrooms | 2 |
| Last sold | £87,000 May 2010 |

## Description

Ty Isaf is a handsome double bay fronted ground floor flat in the heart of the thriving village of Llanbedr and offers spacious 2 bedroom accommodation, including beautiful period features such as the Victorian style encaustic floor tiling, high ceilings and panelled doors. The sunny landscaped garden at the rear is a sheer delight and Ty Isaf has the added benefit of private parking for 2 vehicles.  NO ONWARD CHAIN. 

**Entrance Hall**

uPVC entrance door, polished Victorian style encaustic floor tiles, storage heater, door to:

**Separate W.C.**

WC, wash hand basin with tiled splash back, polished Victorian style encaustic floor tiles.

**Bay Fronted Lounge**

4.46m x 4.00m (14' 8" x 13' 1") + deep bay 

Double glazed bay window to front, electric fire, storage heater.

**Bedroom 1**

3.87m x 3.07m (12' 8" x 10' 1") 

uPVC double glazed window overlooking patio, fitted wardrobes, electric storage heater.

**Bay Fronted Bedroom 2**

4.51m in to bay x 2.86m (14' 10" x 9' 5") 

Double glazed deep bay window to front, electric storage heater.

**Kitchen/Diner**

4.06m x 3.24m (13' 4" x 10' 8") max.

uPVC double glazed window to rear overlooking patio, a range of base units and drawers with worktop over, stainless steel sink and drainer unit, electric cooker with extractor hood over, automatic washing machine, fridge freezer, shelving unit, built-in larder cupboard, electric fan heater, electric storage heater, door to:

**Inner Hall**

spot lighting, storage cupboard with shelving and light, storage heater, uPVC double glazed rear entrance door, door to:

**Bathroom**

2.24m x 1.79m (7' 4" x 5' 10") + built-in cupboard and alcove

uPVC double glazed window to side with obscured glass, bath with electric shower over, shower curtain, WC, pedestal wash basin, electric heated towel rail, wall mounted electric heater, part wall tiling, shelved alcove, built-in storage cupboard housing hot water cylinder.

**Garden**

To the front of the property there is a low stone wall with decorative railings and gate leading to a covered porch with corner wrought iron detailing and the main entrance door.  

The rear patio area features trellis with wall climbing plants, outside light and a lean-to store. A series of steps leads up to a raised patio with planted borders. A stone pathway meanders through the garden which has been thoughtfully landscaped and features a host of mature shrubbery and plants around a circular lawn. The pathway leads through a metal arch to the rear gate which provides access to the parking area, with space for 2 vehicles.

Property Ref:1_800_1714292

## Property Photos

- ![Photo](/listings/photos/28940141/251055)
- ![Photo](/listings/photos/28940141/251058)
- ![Photo](/listings/photos/28940141/251060)
- ![Photo](/listings/photos/28940141/251062)
- ![Photo](/listings/photos/28940141/251064)
- ![Photo](/listings/photos/28940141/251066)
- ![Photo](/listings/photos/28940141/251068)
- ![Photo](/listings/photos/28940141/251069)
- ![Photo](/listings/photos/28940141/251071)
- ![Photo](/listings/photos/28940141/251072)
- ![EPC](/listings/photos/28940141/251073) - EPC
- ![EPC](/listings/photos/28940141/251074) - EPC

## Floorplans

- ![Floorplan 1](/listings/photos/28940141/251075) - Floorplan 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| TY ISAF (ROGERS), LLANBEDR, GWYNEDD, LL45 2LE | £87,000 | 05/05/2010 | Flat |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| TYN CELYN 1B, LLANBEDR, GWYNEDD, LL45 2HN | £185,000 | 22/12/2022 | Flat |
| TYN CELYN GROUND FLOOR FLAT 2, LLANBEDR, GWYNEDD, LL45 2HN | £65,000 | 29/04/2022 | Flat |

**Area average:** £125,000 (2 sales)

## 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

## 1% Rule

- **Rent ratio:** 0.78% (weak for cashflow)
- **Max investor price (0.8%):** £87,125
- **Target investor price (1%):** £69,700

*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 Area rent estimate.*

## House Price Index (HM Land Registry)

*Official index for Gwynedd; Flats and maisonettes series; as of March 2026.*

- **1y growth (index):** -2.3%
- **5y growth (index):** 6.2%
- **10y growth (index):** 23.4%

## 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)