Why People Move to Roath
PARKS, TERRACES AND A SHORT WALK TO EVERYTHING
Roath is one of the few parts of Cardiff where you can live in a hundred-year-old house and still walk to work in the city centre. That mix pulls in a wide set of buyers, from first-time owners on the smaller Plasnewydd streets to families after a five-bedroom villa near the lake.
The housing stock changes a lot in a short distance. Two-bed bay-fronted terraces sit a few minutes from wide Edwardian houses with tiled paths, deep bays and original stained glass. Roath Park, Waterloo Gardens and the brook run through the middle of it all, so most streets are close to green space.
Wellfield Road and Albany Road handle the day-to-day side of things, with independent shops, cafés and a weekly food market. Most weigh this area against Cyncoed and Penylan before deciding, and the choice usually comes down to whether they want to walk into the city or drive.
We cover all of Roath and Plasnewydd in CF24, along with the Roath Park and Penylan side of CF23, from Albany Road and City Road up to Ninian Road and the lake.
Why Sellers in Roath Choose Elliot & Hill
Every valuation is carried out by a RICS chartered surveyor
We carry out Level 2 and Level 3 surveys ourselves, so we spot problems before buyers do
We specialise in period and character homes
Professional photography and floor plans with every listing
Honest asking prices based on sold data, explained at the valuation
The Local Housing Market
WHAT BUYERS ARE ACTUALLY PAYING FOR
A house on a quiet residential street near the recreation ground and a similar house on a busier through-road can be worth noticeably different sums, even with the same floor area. Anyone valuing here needs to know which side of that line a property sits on.
Buyers also read the layout carefully. A rear extension that keeps the original reception room intact tends to sell better than one that swallows the whole ground floor. Loft conversions with proper head height, off-street parking and a south-facing garden all move the number, and a poor conversion can move it the other way.
Our estate agents in Roath set asking prices from comparable sold data and the condition of the house itself, then explain how we reached the figure. If a price is too ambitious, we will say so at the valuation, not eight weeks into a stale listing.
Valued by a Chartered Surveyor
Elliot Anderson-Evans, an RICS-qualified surveyor with an MSc in Building Surveying, carry out every Roath valuation. Elliot runs an independent, RICS-regulated practice and has lived in Cardiff since 2009. His background is in hands-on property renovation, so he knows how the area’s period homes were built and where they tend to fail.
Because Elliot also carries out RICS home surveys, he spots what a buyer’s surveyor will flag before your home goes live. That’s why sellers rate us 5.0 stars from over 90 Google reviews.
Original Features Worth Keeping
PERIOD DETAIL AND HOW WE PHOTOGRAPH IT
Plenty of local homes still have their tiled hallways, ceiling roses, cast-iron fireplaces and shuttered bay windows. These are the details buyers remember after a viewing, and they are the first things lost in a rushed set of photographs taken on a grey afternoon.
We shoot each home with the light in mind, and we write the description to match. If the return on the stairs holds a stained glass window, or the front room keeps its full ceiling height, the listing should show it clearly rather than bury it in a wide-angle shot.
The same care goes into the practical detail. Room sizes, floorplans and what has been altered over the years are all set out plainly, so buyers arrive already understanding the house.
Selling or Buying in Roath?
The best houses here are not the biggest, they are the ones where the original detail has been kept and the layout still works for how people live now. Our job is to make that obvious to the right buyer.
Whether you are buying or selling, we are here to help. Call us on 029 2002 8368, email hello@elliotandhill.co.uk, or complete the contact form below.
Featured Properties
Shirley Rd – Example Property
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Frequently Asked Questions
How is a Roath home valued differently depending on its type?
Two-bed bay-fronted terraces, wide Edwardian houses and villas near the lake each attract different buyers, so each needs its own comparable sold evidence. Our valuation is an estate agency market appraisal. It looks at condition, extensions and loft conversions as well as local sales, and gives you the likely selling price and the price we recommend marketing the home at. It is not a formal RICS Red Book valuation, which is a separate service.
Should I choose a Level 2 or Level 3 survey for a Roath home?
A Level 2 survey suits a conventional home in reasonable condition. A Level 3 survey is the better choice for a Victorian or Edwardian house with solid brick walls, a cellar, a later extension or signs of movement. We can advise before you book through our home surveys team.
Is a property valuation the same as a RICS Red Book valuation?
No. A valuation from us is an estate agency market appraisal: our professional opinion of what your home is likely to sell for and the price we recommend marketing it at. A RICS Red Book valuation is a formal report prepared by a RICS Registered Valuer in line with RICS professional standards. We offer both services, so tell us what you need the figure for and we’ll point you to the right one.
Will living near specific areas in Roath affect the sale of my house?
A buyer’s solicitor will run a flood search on any Roath property. Natural Resources Wales has carried out a flood risk management scheme along the brook, so gather any defence work details near your boundary before you list.
Which documents do I need to sell a converted flat in Roath?
Lease length, ground rent, service charges and the building insurance schedule all affect the sale and the mortgage valuation. Older conversions often have thin paperwork, so gather it early. If the building has a share of freehold, have those details ready as well.
How long does it take to sell a house in Roath?
Allow around five to six months from going on the market to completion. GOV.UK puts the average at about five months, and it can take longer if you’re in a chain.
Stage of sale | Typical timescale | What happens |
Preparing for the market | 1 to 3 weeks | Valuation, photography, floorplan, EPC and marketing preparation |
Listing to offer | 5 to 14 weeks | Enquiries, viewings, feedback, negotiation and offer acceptance |
Offer to exchange | 10 to 16 weeks | Conveyancing, searches, mortgage work, survey and enquiries |
Exchange to completion | 1 to 4 weeks | Final legal checks, removals planning and completion funds |
Full process | Around 5 to 6 months | From first listing to handing over the keys |
These are broad planning ranges, not guarantees. Timescales vary depending on the property, buyer, chain, lender, solicitor, survey findings and market conditions.
How do I book a valuation in Roath?
Call 029 2002 8368, email hello@elliotandhill.co.uk, or use the appraisal form on this page. Share your address and number of bedrooms, and we’ll arrange a time to suit you. If you need a formal RICS Red Book valuation rather than a market appraisal, let us know when you get in touch. You can also read more about selling with us.
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