# 53 CHERRY TREE WALK, KNOTTINGLEY, WAKEFIELD, WEST YORKSHIRE, WF11 0LE

## Property details

- Slug: `4273f21` (address key hash: `4273f211d121882c99bae679a4e7c66acc750a98`)
- Postcode: WF11 0LE
- Transactions on record: 1

- Tenure: Freehold
- Property type: Semi-detached
- Bedrooms: 4
- Bathrooms: 1
- Floor area: 108 m²
- EPC rating: C
- Year built: England and Wales: 2007-2011
- Last sold: £205,000 Apr 2026
- Price per m²: £1,898/m²
- Local average: £182,290 (37 sales)
- Street crime: 210 incidents within 1 mile (May 2026)

## Latest sale

- Price: £205,000
- Date: 2026-04-02
- Type: S
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 03/10/2031
- **Current heating cost:** £405/year
- **Est. upgrade cost to C:** £9,500

### Recommendations
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0644-0906-7200-6819-3204)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-04-02 | £205,000 | Semi-detached | — | £205,000 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/50d10b84-9ecd-b8d0-e063-4704a8c08d98) |

*Today’s value (HPI): adjusted using published house price index trends for the area and property type; not a valuation of the property today.*

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 53 CHERRY TREE WALK, KNOTTINGLEY, WAKEFIELD, WEST YORKSHIRE, WF11 0LE | £205,000 | 02/04/2026 | Semi-detached |

## Historic listings

Listing activity only where we matched the listing to a Land Registry sale already on record for this address.

- Matched listing: [170606531](http://87.117.209.195:8080/listings/c689480)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £205,000 |
| listed | 2025-12-26 | £200,000 |
| sold | 2007-01-01 | £183,495 |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 12 OAKFIELD CRESCENT, KNOTTINGLEY, WAKEFIELD, WEST YORKSHIRE, WF11 0JT | £130,000 | 31/01/2025 | Semi-detached |
| 25 OAKFIELD CRESCENT, KNOTTINGLEY, WAKEFIELD, WEST YORKSHIRE, WF11 0JT | £175,000 | 27/09/2024 | Semi-detached |
| 31 OAKFIELD CRESCENT, KNOTTINGLEY, WAKEFIELD, WEST YORKSHIRE, WF11 0JT | £155,000 | 28/03/2024 | Semi-detached |
| 48 OAKFIELD CRESCENT, KNOTTINGLEY, WAKEFIELD, WEST YORKSHIRE, WF11 0JT | £120,000 | 17/11/2023 | Semi-detached |
| 7 HILLGARTH, KNOTTINGLEY, WAKEFIELD, WEST YORKSHIRE, WF11 0JZ | £150,000 | 10/08/2023 | Semi-detached |
| 32 OAKFIELD CRESCENT, KNOTTINGLEY, WAKEFIELD, WEST YORKSHIRE, WF11 0JT | £157,000 | 08/12/2022 | Semi-detached |
| 45 CHERRY TREE WALK, KNOTTINGLEY, WAKEFIELD, WEST YORKSHIRE, WF11 0LE | £150,000 | 20/06/2022 | Semi-detached |
| 27 CHERRY TREE WALK, KNOTTINGLEY, WAKEFIELD, WEST YORKSHIRE, WF11 0LE | £145,000 | 10/06/2022 | Semi-detached |
| 24 HILLGARTH, KNOTTINGLEY, WAKEFIELD, WEST YORKSHIRE, WF11 0JZ | £165,000 | 28/02/2022 | Semi-detached |
| 18B HAZEL ROAD, KNOTTINGLEY, WAKEFIELD, WEST YORKSHIRE, WF11 0PF | £139,000 | 30/11/2021 | Semi-detached |
| 22 KERSHAW LANE, KNOTTINGLEY, WAKEFIELD, WEST YORKSHIRE, WF11 0PG | £538,500 | 17/09/2021 | Semi-detached |
| 5 RIDGEWAY SQUARE, KNOTTINGLEY, WAKEFIELD, WEST YORKSHIRE, WF11 0JY | £137,000 | 12/08/2021 | Semi-detached |

**Area average:** £180,125 (12 sales)

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** 20.3%
- **10y growth:** 55.1%

## House Price Index (HM Land Registry)

*Official index for Wakefield; Semi-detached series; as of April 2026.*

- **1y growth (index):** 3.2%
- **5y growth (index):** 24.2%
- **10y growth (index):** 58.7%

## Rental Range

*ONS Price Index of Private Rents (Wakefield). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £715/mo
- **Realistic:** £794/mo
- **Optimistic:** £873/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Wakefield (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 4 Bed Semi-Detached House, Spurrier Avenue, WF11 | £1,400/mo | 4 | 0.4 miles | OpenRent |

**Average rent: £1,400/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.68% (weak for cashflow)
- **Max investor price (0.8%):** £175,000
- **Target investor price (1%):** £140,000

*Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £1,400/mo).*

- **Gross yield:** 8.2%
- **Cost-to-rent:** 12.2×
- **Monthly cashflow:** £428/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 8.6%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).*

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Not in Flood Risk Area (no data)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

## Street-level crime

| Category | Count |
|----------|-------|
| Violence and sexual offences | 96 |
| Anti-social behaviour | 23 |
| Public order | 19 |
| Criminal damage and arson | 16 |
| Shoplifting | 16 |
| Other theft | 13 |
| Vehicle crime | 9 |
| Other crime | 8 |
| Burglary | 4 |
| Drugs | 3 |
| Bicycle theft | 1 |
| Possession of weapons | 1 |
| Robbery | 1 |
| **Total incidents** | **210** |

*Within 1 mile during May 2026. Source: data.police.uk (England & Wales).*

## Schools nearby

*Nearest open schools with Ofsted ratings (England). Closed schools are not shown.*

| Name | Type | Distance | Ofsted |
|------|------|----------|--------|
| Simpson's Lane Academy | Primary | 0.3 miles | Good — 26 Jun 2012 |
| The Vale Primary Academy | Primary | 0.5 miles | — (Inspected (no overall grade)) |
| England Lane Academy | Primary | 0.5 miles | Outstanding — 17 Sep 2024 |
| De Lacy Academy | Secondary | 0.6 miles | Outstanding — 5 Jul 2022 |
| St Botolphs CE Academy | Primary | 0.8 miles | — (Inspected (no overall grade)) |