# 228 SNYDALE ROAD, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1PE

## Property details

- Slug: `b777451` (address key hash: `b777451fc6c1e11812e8897f115fee4e139b323c`)
- Postcode: WF6 1PE
- Transactions on record: 2

- Tenure: Freehold
- Property type: Semi-detached
- Bedrooms: 3
- Bathrooms: 1
- Floor area: 119 m²
- EPC rating: C
- Last sold: £230,000 Feb 2026
- Price per m²: £1,933/m²
- Local average: £240,758 (31 sales)
- Street crime: 185 incidents within 1 mile (May 2026)

## Latest sale

- Price: £230,000
- Date: 2026-02-20
- Type: S
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 22/09/2035
- **Current heating cost:** £1,152/year
- **Est. upgrade cost to C:** £16,500

### Recommendations
- W1 (£5,000 - £10,000)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/6400-3978-0422-3522-3153)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-20 | £230,000 | Semi-detached | +71.6% | £226,782 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4c1b673f-d5af-d8ea-e063-4704a8c0bf7d) |
| Sold | 2015-11-13 | £134,000 | Semi-detached | — | £219,254 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/25ea59fa-686e-4d50-e050-a8c0630562d0) |

*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 |
|---------|-------|------|------|
| 228 SNYDALE ROAD, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1PE | £230,000 | 20/02/2026 | Semi-detached |
| 228 SNYDALE ROAD, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1PE | £134,000 | 13/11/2015 | 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: [170950151](http://87.117.209.195:8080/listings/7ecb115)

| Event | Date | Price |
|-------|------|-------|
| listed | 2026-01-13 | £230,000 |
| sold | 2026-01-01 | £230,000 |
| sold | 2015-01-01 | £134,000 |
| sold | 2006-01-01 | £120,500 |
| sold | 2005-01-01 | £119,750 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 8 MEADOW BROOK CLOSE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1TG | £195,000 | 02/02/2026 | Semi-detached |
| 7 MEADOW BROOK COURT, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1TQ | £165,000 | 05/01/2026 | Semi-detached |
| 17 BEVERLEY CLOSE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BU | £205,000 | 05/09/2025 | Semi-detached |
| 1 THORNE CLOSE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1PD | £190,000 | 14/12/2023 | 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 |
| 4 DALEFIELD WAY, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BS | £140,000 | 29/09/2022 | Semi-detached |
| 5 SNYDALE GROVE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1SU | £250,000 | 19/08/2022 | Semi-detached |
| 16 BEVERLEY CLOSE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BU | £190,000 | 02/08/2022 | Semi-detached |
| 11 BEVERLEY CLOSE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BU | £155,000 | 01/07/2022 | Semi-detached |
| 26 SNYDALE GROVE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1SU | £97,130 | 09/05/2022 | 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 |
| 7 OAKMONT CLOSE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1UX | £159,000 | 30/09/2021 | Semi-detached |
| 22 CYPRESS ROAD, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1LL | £122,500 | 24/09/2021 | Semi-detached |
| 17 MEADOW BROOK CLOSE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1TG | £140,000 | 10/09/2021 | Semi-detached |
| 39 MEADOW BROOK CLOSE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1TG | £136,000 | 20/08/2021 | Semi-detached |
| 17 LYNDALE GROVE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1PB | £165,000 | 13/08/2021 | Semi-detached |

**Area average:** £169,832 (20 sales)

## Capital growth trend

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

- **5y growth:** 39.7%
- **10y growth:** 83.8%

## 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 |
|------|------|------|------|------|
| 3 Bed Semi-Detached House, Dodsworth Crescent, WF6 | £965/mo | 3 | 0.33 miles | OpenRent |
| 3 Bed Terraced House, Dalefield Avenue, WF6 | £875/mo | 3 | 0.52 miles | OpenRent |

**Average rent: £920/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.4% (weak for cashflow)
- **Max investor price (0.8%):** £115,000
- **Target investor price (1%):** £92,000

*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 £920/mo).*

- **Gross yield:** 4.8%
- **Cost-to-rent:** 20.8×
- **Monthly cashflow:** £-103/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -1.8%

*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:** Job (default Low)

[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 | 62 |
| Public order | 25 |
| Anti-social behaviour | 23 |
| Criminal damage and arson | 17 |
| Other theft | 12 |
| Burglary | 9 |
| Drugs | 9 |
| Vehicle crime | 9 |
| Shoplifting | 8 |
| Other crime | 5 |
| Theft from the person | 3 |
| Robbery | 2 |
| Bicycle theft | 1 |
| **Total incidents** | **185** |

*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 |
|------|------|----------|--------|
| 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 |