A short piece in June's Town and Around newsheet on housing on Bryn Goodman had us thinking. The article points out that houses on Bryn Goodman don't change hands very often. The last sale was, apparently, in August 2014, when Coetmor passed to new owners. Before that, it was January 2012, March 2010, February 2009 and December 2007.
Other than for its location, this is a rather ordinary and unexceptional bungalow, with nothing other than a small rear garden. Although it backs on to the crown green bowling club, it feels just a little hemmed in at the rear because of surrounding development but it does have four bedrooms. Added on March 5th, at £450,000, it's over-priced but still sold quickly. That's the current market for you.
This is the one Town and Around missed, because it was only added on June 1st. With offers expected over £470,000, this is high for a three bed detached bungalow but it's got three reception rooms and a 'dining hall', making use of the large hall which tends to be associated with larger bungalows of this era. Gardens appear to need a little work but there's quite a decent land footprint. Occupying the top corner of Bryn Goodman, it could possibly be a little close to Schola Ruthinensis.
Today, the article says, we see four properties on the market at once. It could have been that this is just a coincidence. It could be that owners wished to take advantage of the current bull market in housing sales: it's said that people want larger properties with more space. Well, Bryn Goodman's the place for all that. Or it could be that long-term residents are becoming fed up with over-development on the hill.
So, what's available? Actually, Town and Around was a little out of date, in spite of its June 2021 date. There are not four but *five* dwellings for sale. Here they are in more detail.
Coetmor
Coetmor went on the market in September 2020 and actually sold though for reasons unknown that fell through. At that time, we suggested that Coetmor was a 'unique and special house' and that hasn't changed and neither has the price, at £599.500. But, in the last week, Coetmor has again sold subject to contract.
Coppins
January 16th, 2021 saw Coppins added, at £775,000, via Strutt & Parker. It was removed at the end of May and had failed to sell. But it was again added on June 11th, this time by Cavendish Ikin, for £725,000. If you believe Rightmove, when Coppins previously sold in 1999, it went for £40,000. Even with a 2001 extension, adding what Town and Around says is an 'undistinguished yet capacious' extension (of balcony and bedroom to make four), today's price is an increase of some 1,800 per cent. Town and Around said that the increase is eight times the usual house price increase in town. We did a bit of research and, over the same period, general house prices have increased by:
- 2-bed det bungalow, 14 Maes Cantaba—203 per cent
- 3-bed semi, 23 Bro Deg—40 per cent
- 3-bed det bungalow, 4 Glasfryn—120 per cent
- Terraced, 23 Mwrog Street—234 per cent
- 3-bed terraced, 93C Mwrog Stret—104 per cent
- Terraced, 46 Borthyn—125 per cent
- 2-bed terraced, 1 Springside (Borthyn)—269 per cent
- 1-bed flat, 4 Maes Fynnon—126 per cent
- And then there's Coetmor itself. Comparing the 1998 sale with today's asking price and that's increased 204 per cent.
Location and condition play its part. We can assume that in 1999 three-bed Coppins required some modernisation and then there's the aforementioned extension that just about doubled the house's footprint, although part of this is a garage. Other things being equal, like-for-like, the £40,000 could've be as high as £100,000, in which case Coppins in real terms has increased in value by 'only' 675 per cent (still a healthy return).
The affliction as regards Coppins is its proximity to The Nooke and the four apartments and one house planned thereon. Denbighshire turned The Nooke flat development down. The planning inspector agreed but excepted the principle that the four flats would not have a detrimental impact on adjacent homes, rejecting Roberts's Homes' appeal on the grounds of the health of the oak tree at the front which, if endangered by the development, would reduce the amenity of the area. When investing £725,000, prospective buyers may fundamentally disagree with the inspector that the apartments 'respect the site and surroundings in terms of its siting, layout, scale, form, character and design'.
Hunters Lodge
We've no idea whether there were one or more figurative hunters on the premises. We far prefer the alabaster purity of the other name on the entrance pillar, Gwenfron.
Added on April 1st, this one sold quickly—but is now back on the market. It's at the top of the hill, also on initially for £775,000 but now for £750,000 and it offers a much more pleasing front elevation with kerb appeal compared its next-door-but-one neighbour at Coppins. No swimming pool (cf. Coppins) but the gardens are a good size. If you've got the money, I am not surprised this sold at least initially so quickly (even if that fell through). It seems redolent of pipe racks by the chimney breast; a forest of walking sticks spilling over by the front door; and an energetic golden retriever wagging his tail in anticipation of a walk.
Meriden
Oaklea
Afflicting all but Coetmor, domestic staff from Ruthin School come out for a cigarette and hang around the top end. Brynhyfryd sixth form lads have a tendency to kick a ball around when they walk Jumbo Hill's length and sometimes they don't mind what that ball hits.
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Housing