Swansea Bay Property Market Report, Autumn 2026
Sold prices by postcode district (SA1 to SA7 and SA10 to SA15), average rents and rental yields for Swansea, Neath Port Talbot and Llanelli, from HM Land Registry and ONS data, with method and sources.
By Jonathan Chan, Director, Morgan Jones Estates & Lettings
In short: across the Swansea Bay postcode districts (SA1 to SA7 and SA10 to SA15, covering Swansea, Neath, Port Talbot and Llanelli), the typical home sold for £184,000 in the 12 months to 31 March 2026, based on 5,340 standard sales recorded by HM Land Registry. Prices by postcode range from a median of £142,000 in SA13 (Port Talbot) to £356,000 in SA3 (Mumbles and Gower). Rents are rising faster than prices: the average private rent in Swansea was £852 a month in August 2026, up 6.2% on the year, while the average Swansea house price was flat (down 0.2% in the year to July 2026). This report was compiled by Morgan Jones, an estate and letting agent based in Swansea, from official HM Land Registry and ONS data. The method and every source are set out below.
Want a figure for your own home, for sale or for rent? Call Morgan Jones on 01792 651311 or send us your address.
Published 10 October 2026. Data as at the HM Land Registry Price Paid file updated 28 September 2026 and the ONS release of 16 September 2026.
Key figures
- Typical sold price, Swansea Bay: £184,000 median, 12 months to 31 March 2026 (5,340 standard sales, SA1 to SA7 and SA10 to SA15). A year earlier it was £179,995.
- Highest-priced postcode district: SA3 (Mumbles, West Cross, Gower), median £356,000. Lowest: SA13 (Taibach, Margam, upper Afan valley), median £142,000.
- Average house price, July 2026 (UK House Price Index): Swansea £205,383 (down 0.2% on the year), Neath Port Talbot £168,082 (up 2.9%), Carmarthenshire £199,025 (up 6.0%), Wales £215,037 (up 2.6%).
- Average private rent, August 2026 (ONS): Swansea £852 a month (up 6.2%), Neath Port Talbot £690 (up 6.3%), Carmarthenshire £687 (up 6.6%), Wales £846 (up 4.3%).
- Gross rental yield, July 2026 (all homes): Swansea 5.0% (4.7% a year earlier), Neath Port Talbot 4.9% (4.7%), Carmarthenshire 4.1% (4.1%), Wales 4.7% (4.6%).
- Sales volume: 5,571 standard sales in these postcode districts in calendar year 2025, up 4.2% on the 5,349 recorded for 2024.
What homes sold for, by postcode district
A council-wide average hides big differences between neighbourhoods. This table breaks the area down by postcode district, using every standard residential sale HM Land Registry has recorded with a completion date between 1 April 2025 and 31 March 2026. The "middle half" column shows the range that the central 50% of sales fell within, which is a better guide to what is typical than any single figure.
| District | Main areas | Median sold price | Middle half of sales | Sales recorded | Median a year earlier |
|---|---|---|---|---|---|
| SA1 | City centre, Maritime Quarter, St Thomas, Mount Pleasant, Townhill, Port Tennant, Bonymaen | £145,000 | £120,000 to £185,000 | 500 | £135,500 |
| SA2 | Sketty, Uplands, Brynmill, Killay, Dunvant, Cockett | £260,000 | £203,000 to £355,000 | 466 | £265,000 |
| SA3 | Mumbles, West Cross, Newton, Blackpill, Bishopston, Southgate and much of Gower | £356,000 | £250,000 to £480,000 | 400 | £385,000 |
| SA4 | Gorseinon, Loughor, Gowerton, Penllergaer, Pontarddulais, Hendy | £230,000 | £172,000 to £307,000 | 699 | £220,000 |
| SA5 | Manselton, Fforestfach, Penlan, Treboeth, Brynhyfryd, Waunarlwydd | £165,000 | £130,000 to £200,000 | 327 | £150,000 |
| SA6 | Morriston, Clydach, Cwmrhydyceirw, Plasmarl, Ynysforgan | £175,000 | £135,000 to £237,000 | 384 | £180,000 |
| SA7 | Llansamlet, Birchgrove, Glais | £190,000 | £158,000 to £250,000 | 170 | £187,500 |
| SA10 | Skewen, Neath Abbey, Bryncoch, Cadoxton, Llandarcy, Crynant, Seven Sisters | £192,500 | £150,000 to £253,000 | 398 | £180,000 |
| SA11 | Neath town centre, Cimla, Tonna, Briton Ferry, Resolven, Glynneath | £152,000 | £120,000 to £204,000 | 511 | £140,000 |
| SA12 | Aberavon, Sandfields, Baglan, Cwmavon, Pontrhydyfen | £165,000 | £130,000 to £205,000 | 372 | £164,995 |
| SA13 | Taibach, Margam, Bryn, Cymmer, Glyncorrwg, Blaengwynfi | £142,000 | £110,000 to £178,000 | 227 | £133,793 |
| SA14 | Dafen, Bynea, Llwynhendy, Llangennech, Cross Hands, Gorslas, Tumble | £200,000 | £154,000 to £260,000 | 458 | £183,000 |
| SA15 | Llanelli town centre, Machynys, Pwll, Pontyberem, Pontyates | £150,000 | £122,000 to £220,000 | 428 | £149,950 |
| All 13 | Swansea Bay, SA1 to SA7 and SA10 to SA15 | £184,000 | £139,000 to £265,000 | 5,340 | £179,995 |
Source: HM Land Registry Price Paid Data, standard (category A) residential sales, completion dates 1 April 2025 to 31 March 2026; "a year earlier" is 1 April 2024 to 31 March 2025. Middle half = lower to upper quartile, rounded to the nearest £1,000. Downloaded 10 October 2026. A median moves with the mix of homes that happened to sell, so a change between years is not the same as a change in value. For like-for-like price change, use the UK House Price Index figures in the next section.
Across the whole area, the type of home matters as much as the postcode. In the same 12 months the median detached home sold for £313,000 (1,335 sales), semi-detached £185,000 (1,972 sales), terraced £145,000 (1,760 sales) and flats and maisonettes £120,000 (273 sales). Semi-detached and terraced houses made up seven in every ten sales.
Average prices and annual change by council area
The UK House Price Index adjusts for the mix of homes sold, so it is the right measure of whether prices are actually rising or falling. It is published for council areas, not postcode districts.
| Council area | Average price | Change on a year | Detached | Semi-detached | Terraced | Flat |
|---|---|---|---|---|---|---|
| Swansea | £205,383 | −0.2% | £327,342 | £210,464 | £169,318 | £109,080 |
| Neath Port Talbot | £168,082 | +2.9% | £263,223 | £170,979 | £142,125 | £84,377 |
| Carmarthenshire | £199,025 | +6.0% | £284,454 | £182,947 | £149,986 | £93,733 |
| Wales | £215,037 | +2.6% | £336,301 | £215,065 | £172,261 | £128,586 |
Source: HM Land Registry and ONS, UK House Price Index, July 2026 (the latest month published, released 16 September 2026). Change on a year = July 2026 against July 2025. Recent UK HPI months are provisional and are revised as more sales are registered.
Prices in Swansea held level over the year while Carmarthenshire rose 6.0%, the fastest of the three council areas and well ahead of Wales as a whole. Swansea flats were the weakest segment, down 3.5% on the year, while Swansea semi-detached and terraced houses edged up (0.5% and 0.4%).
How many homes are selling
HM Land Registry recorded 5,571 standard sales across these 13 postcode districts in calendar year 2025, against 5,349 in 2024, a rise of 4.2%. The largest percentage rises were in SA11 (Neath, 540 sales against 469, up 15%) and SA3 (Mumbles and Gower, 424 against 375, up 13%). The largest fall was in SA12 (Aberavon, Sandfields and Baglan, 387 against 429, down 10%).
We compare whole calendar years here because sales take time to be registered. HM Land Registry says the gap is typically between two weeks and two months, and occasionally longer, so the most recent months always look lower than they will end up. Counts for 2026 are not compared for that reason.
Private rents
ONS publishes average private rents for each council area, including by number of bedrooms. These figures cover both new and existing private tenancies, not only advertised rents for new lets, so they move more slowly.
| Council area | Average rent | Change on a year | 1 bed | 2 bed | 3 bed | 4+ bed |
|---|---|---|---|---|---|---|
| Swansea | £852 | +6.2% | £688 | £797 | £897 | £1,275 |
| Neath Port Talbot | £690 | +6.3% | £499 | £634 | £727 | £976 |
| Carmarthenshire | £687 | +6.6% | £500 | £647 | £740 | £997 |
| Wales | £846 | +4.3% | £636 | £779 | £890 | £1,247 |
Source: ONS, Price Index of Private Rents, monthly rent per council area, August 2026 (the latest month, provisional, released 16 September 2026). Change on a year = August 2026 against August 2025. ONS does not publish rents for postcode districts or towns, so the Carmarthenshire figure covers the whole county, not Llanelli alone.
Rents in all three council areas grew faster than the Welsh average of 4.3%, and faster than local house prices. In Swansea the gap is widest: rents up 6.2% on the year against prices that were flat.
What that does to rental yields
Because rents rose faster than prices, gross yields in Swansea and Neath Port Talbot edged up over the year. The yield on an average terraced house is higher than the all-homes figure in every area.
| Council area | Average rent, July 2026 | Average price, July 2026 | Gross yield, all homes | A year earlier | Gross yield, terraced |
|---|---|---|---|---|---|
| Swansea | £848 | £205,383 | 5.0% | 4.7% | 5.8% |
| Neath Port Talbot | £689 | £168,082 | 4.9% | 4.7% | 5.8% |
| Carmarthenshire | £685 | £199,025 | 4.1% | 4.1% | 5.5% |
| Wales | £843 | £215,037 | 4.7% | 4.6% | 5.8% |
Method: gross yield = (average monthly rent × 12) ÷ average price, both for July 2026 so that rent and price cover the same month. "A year earlier" uses July 2025 rent and price from the same releases. Terraced yield uses the ONS terraced rent and the UK HPI terraced price (Swansea £820 and £169,318; Neath Port Talbot £689 and £142,125; Carmarthenshire £692 and £149,986; Wales £831 and £172,261). Gross yield is before voids, repairs, insurance, mortgage costs and management.
These are area averages, built the same way for every area so they can be compared fairly. A specific property can return more or less depending on its price, condition and street. Our guide to buy-to-let yields across South Wales compares six council areas and covers how to check a particular purchase before you offer.
What this means if you own a home here
If you are thinking of selling: the district median is a starting point, not a price. In SA2, for example, the middle half of sales ran from £203,000 to £355,000, so two homes in the same postcode district can be £150,000 apart. What sells nearby, for homes like yours, is what sets your price. More homes sold in 2025 than in 2024, but the asking price still has to be right for the street.
If you are thinking of letting: rents across all three council areas rose faster than the Welsh average and faster than prices. That is useful context if you are weighing up selling against letting, but the decision rests on what your specific home would rent for and sell for.
If you are thinking of buying to let: the all-homes yield in Swansea is now 5.0%, up from 4.7% a year ago, and the terraced-house figure is higher still. Achievable rent on the street matters more than any area average.
What to do next
Morgan Jones is an estate and letting agent at Mount Pleasant Business Centre, Swansea SA1 6ED. We sell and let homes across Swansea, Neath, Port Talbot, Llanelli and Gorseinon, and we manage hundreds of rental homes across the area. Call us on 01792 651311, or send us your address and we will call you back as soon as we see it.
- Selling: we will show you what has actually sold near you before we suggest a price. Our fee is one fixed £1,800 + VAT (£2,160 including VAT), paid only when your sale completes: no sale, no fee. Photography, floorplans, hosted viewings, negotiation and sales progression are included. See selling your home with Morgan Jones.
- Letting: we will tell you what your home should rent for and what that means for your return. Full management is 10% + VAT (12% including VAT) of the rent collected, with no setup fee and no exit fee. New landlords also get their first 3 months of management free. See managing your property in Swansea.
- Not sure which: we can value your home both ways, for sale and for rent, so you can compare the real numbers before you decide.
Methodology
Sold prices and sales volumes
- Source: HM Land Registry Price Paid Data, yearly files for 2024, 2025 and 2026 (the 2026 file as updated on 28 September 2026), downloaded 10 October 2026.
- Area: postcode districts SA1, SA2, SA3, SA4, SA5, SA6, SA7, SA10, SA11, SA12, SA13, SA14 and SA15, taken from the outward part of each sale's postcode. Postcode districts do not follow council boundaries: SA1 includes Crymlyn Burrows in Neath Port Talbot, SA4 includes Hendy, Fforest and Llanedi in Carmarthenshire, and SA10 and SA11 include a few addresses in Powys.
- Sales included: standard Price Paid entries only (category A, a single residential property sold for value), for detached, semi-detached, terraced and flat or maisonette homes. Category B entries (repossessions, buy-to-let purchases where they can be identified by a mortgage, and sales to companies and other non-private buyers) are excluded. There were 1,062 category B entries of all property types in these districts in the 12 months to 31 March 2026.
- Period: completion dates from 1 April 2025 to 31 March 2026, compared with 1 April 2024 to 31 March 2025. We stop at March because sales take time to be registered. A small number of late registrations can still be added, so counts for early 2026 may rise slightly.
- Measures: median (the middle sale price) rather than mean, because a few very expensive sales pull a mean upwards. Middle half = lower quartile to upper quartile, rounded to the nearest £1,000. Sales volumes compare calendar years 2024 and 2025.
Average prices
- Source: UK House Price Index (HM Land Registry, ONS and partners), average price and average price by property type files for July 2026, opened 10 October 2026. Council areas: City and County of Swansea (W06000011), Neath Port Talbot (W06000012), Carmarthenshire (W06000010) and Wales (W92000004).
- The UK HPI adjusts for the mix of homes sold. Recent months are provisional and are revised as more sales are registered.
Rents and yields
- Source: ONS Price Index of Private Rents, monthly price statistics, release of 16 September 2026 (Table 1), opened 10 October 2026. August 2026 is the latest month and is provisional.
- Rents are averages across new and existing private tenancies in each council area, not advertised rents.
- Gross yields pair July 2026 rents with July 2026 UK HPI prices so that both cover the same month. This matches the yield figures on our buy-to-let yields guide.
This report contains no forecasts. Every figure is either published by HM Land Registry or ONS, or calculated from their data as described above.
Sources
- HM Land Registry, Price Paid Data downloads: gov.uk/government/statistical-data-sets/price-paid-data-downloads (opened 10 October 2026)
- HM Land Registry, About the Price Paid Data (definitions, categories, registration time): gov.uk/guidance/about-the-price-paid-data (opened 10 October 2026)
- UK House Price Index data downloads, July 2026: gov.uk/government/statistical-data-sets/uk-house-price-index-data-downloads-july-2026 (opened 10 October 2026)
- ONS, Price Index of Private Rents, UK: monthly price statistics: ons.gov.uk/economy/inflationandpriceindices/datasets/priceindexofprivaterentsukmonthlypricestatistics (opened 10 October 2026)
- ONS, Private rent and house prices, UK: September 2026: ons.gov.uk/economy/inflationandpriceindices/bulletins/privaterentandhousepricesuk/september2026 (opened 10 October 2026)
Contains HM Land Registry data © Crown copyright and database right 2026. This data is licensed under the Open Government Licence v3.0. Source: Office for National Statistics, licensed under the Open Government Licence v3.0.
How to cite this report
Morgan Jones Property (2026). Swansea Bay property market report, autumn 2026. Published 10 October 2026. https://morganjonesproperty.co.uk/swansea-property-market-report. Based on HM Land Registry Price Paid Data and UK House Price Index, and ONS Price Index of Private Rents.
You are welcome to quote any figure from this page. Please name the original source (HM Land Registry or ONS) and link to this page.
Frequently asked questions
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