Semi-Detached

8 MEADOW BROOK CLOSE

NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1TG

£195,000

Location

Map view View on Google Maps View on OpenStreetMap Street View WF6 1TG

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	Snydale Road Addison Avenue	0.1 miles
Shop	Linda Greatorex Hair	0.8 miles
Train station	Normanton	0.9 miles
Hospital	Pontefract Hospital	4.0 miles
University	Mabgate University Centre	9.1 miles

Property details

Tenure

Freehold

Property type

Semi-detached

Bedrooms

Bathrooms

Floor area

59 m²

EPC rating

Year built

England and Wales: 1983-1990

Last sold

£195,000 Feb 2026

Price per m²

£3,305/m²

Local average

£242,625 (28 sales)

Street crime

185 incidents within 1 mile (Apr 2026)

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: C

Inspection date: 19/11/2025

Expiry date: 18/11/2035

Est. upgrade cost to C: £16,500

Recommendations

Floor insulation (solid floor) (£5,000 - £10,000)
Solar photovoltaic panels, 2.5 kWp (£8,000 - £10,000)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	02/02/2026	£195,000	Semi-detached	—	£193,369 to March 2026	View transaction

Historic listings

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

Event	Date	Price
sold	01/01/2026	£195,000
listed	27/03/2025	£200,000
sold	01/01/2007	£125,000
sold	01/01/2002	£81,500

Photos · Open listing

Sold comparables

Same street and nearby sales within 0.25 miles (last 5 years). Land Registry Price Paid Data.

Address	Price	Date	Type
7 MEADOW BROOK COURT, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1TQ	£165,000	05/01/2026	Semi-detached
1 THORNE CLOSE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1PD	£190,000	14/12/2023	Semi-detached
3 GLENEAGLES COURT, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1WW	£215,000	27/06/2023	Semi-detached
25 GLENEAGLES COURT, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1WW	£168,000	05/05/2023	Semi-detached
2 MEADOW BROOK CLOSE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1TG	£170,000	20/04/2023	Semi-detached
22 SNYDALE GROVE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1SU	£165,000	17/02/2023	Semi-detached
4 MEADOW BROOK CHASE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1TJ	£249,000	28/10/2022	Semi-detached
5 MEADOW BROOK CHASE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1TJ	£165,000	21/10/2022	Semi-detached
5 SNYDALE GROVE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1SU	£250,000	19/08/2022	Semi-detached
19 GLENEAGLES COURT, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1WW	£141,250	01/07/2022	Semi-detached
26 SNYDALE GROVE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1SU	£97,130	09/05/2022	Semi-detached
14 ROSEDALE CLOSE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1UQ	£285,000	21/02/2022	Semi-detached
19 GLENEAGLES COURT, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1WW	£105,000	15/02/2022	Semi-detached
15 MEADOW BROOK CLOSE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1TG	£203,000	26/11/2021	Semi-detached
12 GLEBE STREET, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1PG	£135,000	02/11/2021	Semi-detached
48 GLENEAGLES COURT, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1WW	£135,000	05/10/2021	Semi-detached
7 OAKMONT CLOSE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1UX	£159,000	30/09/2021	Semi-detached
17 MEADOW BROOK CLOSE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1TG	£140,000	10/09/2021	Semi-detached
239 SNYDALE ROAD, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1PE	£135,000	08/09/2021	Semi-detached
39 MEADOW BROOK CLOSE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1TG	£136,000	20/08/2021	Semi-detached

Area average: £170,419 (20 sales)

For sale comparables

No active for-sale comparables found within 1 mile for the same bedrooms and property type.

Capital growth trend

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

5y growth 45.3%

10y growth 97.6%

House Price Index (HM Land Registry — official index, not sold-price averages): Wakefield. Series: Semi-detached. As of March 2026.

1y (index) 3.8%

5y (index) 26.3%

10y (index) 61.4%

Rental Range

Estimated market rent for Wakefield. Low = conservative, Realistic = average, Optimistic = best case.

Low £712/mo

Realistic £791/mo

Optimistic £870/mo

Based on Local Authority from postcode lookup → Wakefield.

LHA (30th percentile) 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
3 Bed Semi-Detached House, Dodsworth Crescent, WF6	£965/mo	3	0.4 miles	OpenRent
3 Bed Terraced House, Dalefield Avenue, WF6	£1,000/mo	3	0.5 miles	OpenRent
3 Bed Terraced House, Wheatley Avenue, WF6	£895/mo	3	0.52 miles	OpenRent
3 Bed Terraced House, Dalefield Avenue, WF6	£875/mo	3	0.54 miles	OpenRent
3 Bed Terraced House, Oxford Street, WF6	£875/mo	3	0.63 miles	OpenRent
3 Bed Terraced House, Castleford Road, WF6	£1,050/mo	3	0.72 miles	OpenRent

Average rent: £943/mo (6 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.48%

Max investor price (0.8%) £116,250

Target investor price (1%) £93,000

Gross yield 5.7%

Cost-to-rent ratio 17.5×

Monthly cashflow £44/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 0.9%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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

Not in Flood Risk Area (no data)

Street-level crime

Category	Count
Violence and sexual offences	68
Public order	31
Anti-social behaviour	19
Criminal damage and arson	14
Shoplifting	13
Drugs	12
Vehicle crime	9
Other crime	8
Other theft	8
Burglary	2
Theft from the person	1
Total incidents	185

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

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Outwood Academy Freeston	Secondary	0.3 miles	Requires improvement — 18 Jan 2023
St. John the Baptist Catholic Primary School	Primary	0.5 miles	Good — 16 Jun 2014
Normanton All Saints CofE Infant School	Primary	0.6 miles	Outstanding — 20 May 2013
Normanton Junior Academy	Primary	0.6 miles	Good — 30 Apr 2018
Newlands Primary School	Primary	0.7 miles	Good — 15 Oct 2019

FENSA

Window and door installation certificates found for this address.

Issued	Work completed	Windows	Doors
13/11/2002	02/09/2002	5	2

# 8 MEADOW BROOK CLOSE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1TG

## Property details

- Slug: `ae3da3f` (address key hash: `ae3da3fcc9429d525771eabe69652f875e4442f8`)
- Postcode: WF6 1TG
- Transactions on record: 1

- Tenure: Freehold
- Property type: Semi-detached
- Bedrooms: 3
- Bathrooms: 1
- Floor area: 59 m²
- EPC rating: C
- Year built: England and Wales: 1983-1990
- Last sold: £195,000 Feb 2026
- Price per m²: £3,305/m²
- Local average: £242,625 (28 sales)
- Street crime: 185 incidents within 1 mile (Apr 2026)

## Latest sale

- Price: £195,000
- Date: 2026-02-02
- Type: S
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 18/11/2035
- **Est. upgrade cost to C:** £16,500

### Recommendations
- W2 (£5,000 - £10,000)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9110-3956-8209-9075-8200)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-02 | £195,000 | Semi-detached | — | £193,369 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/4c1b673f-d220-d8ea-e063-4704a8c0bf7d) |

*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 |
|---------|-------|------|------|
| 8 MEADOW BROOK CLOSE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1TG | £195,000 | 02/02/2026 | 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: [159879608](http://87.117.209.195:8080/listings/ac221e9)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £195,000 |
| listed | 2025-03-27 | £200,000 |
| sold | 2007-01-01 | £125,000 |
| sold | 2002-01-01 | £81,500 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 7 MEADOW BROOK COURT, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1TQ | £165,000 | 05/01/2026 | Semi-detached |
| 1 THORNE CLOSE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1PD | £190,000 | 14/12/2023 | Semi-detached |
| 3 GLENEAGLES COURT, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1WW | £215,000 | 27/06/2023 | Semi-detached |
| 25 GLENEAGLES COURT, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1WW | £168,000 | 05/05/2023 | Semi-detached |
| 2 MEADOW BROOK CLOSE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1TG | £170,000 | 20/04/2023 | Semi-detached |
| 22 SNYDALE GROVE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1SU | £165,000 | 17/02/2023 | Semi-detached |
| 4 MEADOW BROOK CHASE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1TJ | £249,000 | 28/10/2022 | Semi-detached |
| 5 MEADOW BROOK CHASE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1TJ | £165,000 | 21/10/2022 | Semi-detached |
| 5 SNYDALE GROVE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1SU | £250,000 | 19/08/2022 | Semi-detached |
| 19 GLENEAGLES COURT, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1WW | £141,250 | 01/07/2022 | Semi-detached |
| 26 SNYDALE GROVE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1SU | £97,130 | 09/05/2022 | Semi-detached |
| 14 ROSEDALE CLOSE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1UQ | £285,000 | 21/02/2022 | Semi-detached |
| 19 GLENEAGLES COURT, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1WW | £105,000 | 15/02/2022 | Semi-detached |
| 15 MEADOW BROOK CLOSE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1TG | £203,000 | 26/11/2021 | Semi-detached |
| 12 GLEBE STREET, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1PG | £135,000 | 02/11/2021 | Semi-detached |
| 48 GLENEAGLES COURT, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1WW | £135,000 | 05/10/2021 | Semi-detached |
| 7 OAKMONT CLOSE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1UX | £159,000 | 30/09/2021 | Semi-detached |
| 17 MEADOW BROOK CLOSE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1TG | £140,000 | 10/09/2021 | Semi-detached |
| 239 SNYDALE ROAD, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1PE | £135,000 | 08/09/2021 | Semi-detached |
| 39 MEADOW BROOK CLOSE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1TG | £136,000 | 20/08/2021 | Semi-detached |

**Area average:** £170,419 (20 sales)

## Capital growth trend

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

- **5y growth:** 45.3%
- **10y growth:** 97.6%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 3.8%
- **5y growth (index):** 26.3%
- **10y growth (index):** 61.4%

## Rental Range

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

- **Low:** £712/mo
- **Realistic:** £791/mo
- **Optimistic:** £870/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 |
|------|------|------|------|------|
| 3 Bed Semi-Detached House, Dodsworth Crescent, WF6 | £965/mo | 3 | 0.4 miles | OpenRent |
| 3 Bed Terraced House, Dalefield Avenue, WF6 | £1,000/mo | 3 | 0.5 miles | OpenRent |
| 3 Bed Terraced House, Wheatley Avenue, WF6 | £895/mo | 3 | 0.52 miles | OpenRent |
| 3 Bed Terraced House, Dalefield Avenue, WF6 | £875/mo | 3 | 0.54 miles | OpenRent |
| 3 Bed Terraced House, Oxford Street, WF6 | £875/mo | 3 | 0.63 miles | OpenRent |
| 3 Bed Terraced House, Castleford Road, WF6 | £1,050/mo | 3 | 0.72 miles | OpenRent |

**Average rent: £943/mo (6 listings)**

## 1% Rule

- **Rent ratio:** 0.48% (weak for cashflow)
- **Max investor price (0.8%):** £116,250
- **Target investor price (1%):** £93,000

*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 £930/mo).*

- **Gross yield:** 5.7%
- **Cost-to-rent:** 17.5×
- **Monthly cashflow:** £44/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 0.9%

*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 | 68 |
| Public order | 31 |
| Anti-social behaviour | 19 |
| Criminal damage and arson | 14 |
| Shoplifting | 13 |
| Drugs | 12 |
| Vehicle crime | 9 |
| Other crime | 8 |
| Other theft | 8 |
| Burglary | 2 |
| Theft from the person | 1 |
| **Total incidents** | **185** |

*Within 1 mile during Apr 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 |
|------|------|----------|--------|
| Outwood Academy Freeston | Secondary | 0.3 miles | Requires improvement — 18 Jan 2023 |
| St. John the Baptist Catholic Primary School | Primary | 0.5 miles | Good — 16 Jun 2014 |
| Normanton All Saints CofE Infant School | Primary | 0.6 miles | Outstanding — 20 May 2013 |
| Normanton Junior Academy | Primary | 0.6 miles | Good — 30 Apr 2018 |
| Newlands Primary School | Primary | 0.7 miles | Good — 15 Oct 2019 |

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #115339
- **Address:** 8 Meadow Brook Close, NORMANTON, WF6 1TG
- **Certificate Issued:** 13/11/2002
- **Work Completed:** 02/09/2002
- **Items:** 5 window(s), 2 door(s)