Beaches, Beaumaris and the coast path · Wales
Anglesey holiday let: price, break-even and rules
Anglesey (Rhosneigr, Beaumaris, Trearddur Bay, Benllech, Cemaes) is a beach-led island market with a strong north-west England catchment and a mid-range Welsh price. Second-home pressure and Welsh letting rules are above average.
Ranked 12 of 27 in the UK Break-Even Index. Average purchase price £231,943 (Isle of Anglesey, July 2026).
Isle of Anglesey UK HPI, July 2026. down 0.3% over 12 months.
£203 at 45% occupancy · £152 at 65%.
25% deposit, LTT (higher residential rates), £18,000 furnishing and £2,500 legal/survey.
13.1% of the average purchase price, before you take a penny of profit.
These are area averages, not a valuation. A cottage in a honeypot village will sit well above the figure; a market-town terrace can sit below it. Replace the price with the actual asking price in the Deal Checker.
What the number means
If you cannot evidence £173 a night at 55% occupancy, the average Anglesey purchase does not break even.
That rate is after 18% management and 3% platform fees, £115 cleaning every four-night stay, and the fixed costs in the stated cost model. It is not a recommended nightly rate. It is the floor at which the mortgage and the bills are covered, with no owner profit and no void reserve beyond the occupancy assumption.
A typical Anglesey listing that actually books at £213–£253 in peak weeks can still fail the year if shoulder and winter nights sit well below this floor.
Price by property type
Same model, Land Registry type averages for Isle of Anglesey.
| Type | Average price | Break-even ADR |
|---|---|---|
| Terraced | £162,418 | £151 |
| Semi-detached | £205,104 | £164 |
| Detached | £318,625 | £200 |
| Flat / maisonette | £137,672 | £143 |
Demand
Who actually books here.
High in Rhosneigr and Trearddur Bay for watersports and family beaches, strong in Beaumaris for heritage and food. Coast-path walkers extend the season.
Summer peak with a decent May–June and September. Winter is quiet; Beaumaris holds up best.
Property types that fit: Beach houses and bungalows in Rhosneigr and Trearddur, Georgian townhouses in Beaumaris, cottages in the rural interior. Rhosneigr prices are far above the island average.
Local rules
Check these before you offer.
Isle of Anglesey County Council charges a council tax premium on second homes and has considered Article 4 controls on change of use to short-term lets. The 182-day letting threshold applies for business rates in Wales. Much of the coast is within the Anglesey National Landscape.
GOV.UK: business rates criteria for self-catering property in Wales
Nearby areas
Compare the next market, not the postcard.
Snowdonia and the Llŷn Peninsula
Average price £204,974. Break-even £164 a night at 55% occupancy.
Open Snowdonia and the Llŷn Peninsula WalesNorth Wales Coast (Conwy)
Average price £217,829. Break-even £168 a night at 55% occupancy.
Open North Wales Coast (Conwy) WalesCeredigion
Average price £235,160. Break-even £174 a night at 55% occupancy.
Open CeredigionNext step
Test a real Anglesey listing, not the average.
The figures above use the district average. Your deal is a specific house. Run it through the free Deal Checker, then buy the £39 report if you want the workbook kept.
FAQs
Common questions
How much does a holiday let cost in Anglesey?
The UK HPI average for Isle of Anglesey in July 2026 is £231,943. A typical mortgaged buyer in this model needs about £91,901 in cash (deposit, additional-dwelling purchase tax, furnishing and legal). Honeypot streets cost more than the average; market towns less.
What nightly rate does a Anglesey holiday let need to break even?
£173 a night at 55% occupancy of 320 available nights, using 75% LTV at 5.75% interest-only, 18% management, 3% platform fees and the stated fixed costs. At 45% occupancy the floor is £203; at 65% it is £152.
Is Anglesey a good place to buy a holiday let?
Only if a specific property can evidence a nightly rate at or above the break-even figure after fees, and the local rules allow holiday use. Anglesey ranks 12 of 27 on the Break-Even Index. Read the demand and rules on this page, then run the actual listing through the Deal Checker.
What rules apply to holiday lets in Anglesey?
Isle of Anglesey County Council charges a council tax premium on second homes and has considered Article 4 controls on change of use to short-term lets. The 182-day letting threshold applies for business rates in Wales. Much of the coast is within the Anglesey National Landscape.
House prices: HM Land Registry UK House Price Index for Isle of Anglesey, July 2026, open data under the Open Government Licence v3.0. Contains HM Land Registry data © Crown copyright and database right 2026. Break-even figures are educational illustrations from one cost model, not a valuation, forecast or recommendation to buy. Confirm tax, planning and lending with qualified advisers.