Buy-to-let in Gwynedd
Yields, prices, demand and local risks for Gwynedd, covering Bangor, Blaenau Ffestiniog, Caernarfon and 2 more ranked towns.
Gwynedd in figures
- Gross rental yield
- 4.4% to 6.2%
- By kind of home, across Gwynedd
- Entry price, across its towns
- £116,000 to £205,000
- The cheapest postcode district's median sale
- Price move, 12 months
- +2.4%
- UK House Price Index, across Gwynedd
- Price move, 10 years
- +46.1%
- UK House Price Index, across Gwynedd
- Population
- 120,295
- Gwynedd, +1.8% growth
- Terraced houses across Gwynedd let for £700/mo against a median sale of £152,000 there: 5.5% gross before costs, on ONS rents and sold prices for the whole authority.
- ONS puts the median rent across the whole local authority at £724/mo, which is the figure to check an asking rent against.
- Prices across Gwynedd rose 2.4% over the last year on the mix-adjusted UK HPI, which is measured for the whole local authority.
- Prices +46% over ten years (Gwynedd)
- Agriculture, forestry and fishing: 8.2% of jobs against 1.4% across Great Britain (Gwynedd)
- £8,475 Land Transaction Tax at Wales's higher rates on a £169,500 buy-to-let
- 1 regeneration award (Gwynedd)
- Band D £2,469 (Gwynedd)
- +28% five-year forecast for Wales as a whole (Savills), not this area
These figures are from Clarity's monthly ranking dataset, one method across every place so they compare. The Gwynedd report measures the area in more depth over its own twelve months, so its figures are the ones to quote.
What sits behind the figures
Prices across Gwynedd moved +46.1% over ten years on the UK House Price Index, and prices are at or near their highest.
Agriculture, forestry and fishing is 8.2% of employee jobs in Gwynedd, against 1.4% across Great Britain (5,000 jobs in 2015, 5,000 in 2024). Where one industry carries that much of a local economy, rents and prices tend to move with it. Employee jobs across Gwynedd moved +3.4% from 2015 to 2024 (ONS Business Register and Employment Survey).
57% of the energy performance certificates lodged across Bangor's postcode districts are below band C (8,471 certificates). Clarity measures areas rather than individual homes, so this is the share of the local stock likely to need energy-efficiency work before it meets a band C standard, not a survey of any one property.
The five-year forecast quoted above (Savills, Wales) is a regional figure for Wales as a whole, not a forecast for Gwynedd, and Clarity does not rank on it.
Towns in Gwynedd
| Town | Entry price | Gross yield | Tenant demand |
|---|---|---|---|
| Bangor | £169,500 | 5.5%terraced houses | 4.9/10 |
| Blaenau Ffestiniog | £116,000 | 6.2%flats | 4.3/10 |
| Caernarfon | £135,000 | 6.2%flats | 4.8/10 |
| Pwllheli | £205,000 | 4.4%semi-detached houses | 5.4/10 |
| Tywyn | £170,000 | 5.5%terraced houses | 5/10 |
Each yield is Gwynedd's, for the kind of home that town's prices point to, and the year's price move is measured across Gwynedd as a whole, so towns pointing to the same kind of home share a yield.
The Gwynedd report
The full report measures Gwynedd from its own sales: sold prices and rents for each type of home, the year's price move, crime per resident and worker, flood risk, planning designations, housing delivery and regeneration funding, with a worked buy-to-let deal on your own budget. This edition was built in October 2026.
Read the cover of the Gwynedd report, free, with its headline figures, before you decide.
You own this report
The latest Clarity PDF report for Gwynedd, monthly rebuilds included.
Read a full Liverpool report, free to see everything a report contains.
Compare it with everywhere else
The investment map ranks Gwynedd against every other place we cover, on your own budget and strategy. Questions about the figures or about us are answered here.
Sources and further reading
- HM Land Registry: UK House Price Index
- HM Land Registry: Price Paid Data (England and Wales)
- Registers of Scotland: property market statistics (Scotland)
- ONS: Price Index of Private Rents
- ONS: Population estimates
- ONS: Business Register and Employment Survey
- MHCLG: Energy Performance of Buildings Data (England and Wales)
- Welsh Revenue Authority: Land Transaction Tax