Sold STC Detached

40 FOLLY WAY

BARNSLEY, SOUTH YORKSHIRE S71 2SP

4 beds 2 baths 100 m² Listed 17 Apr 2025 (-460d)

£320,000

Reduced on 2 Sep 2025

Save

# 4 bedroom detached house for sale (S71 2SP)

## Property Details

| Key | Value |
|-----|-------|
| Address | 40 FOLLY WAY, BARNSLEY, SOUTH YORKSHIRE S71 2SP |
| Price | £320,000 |
| Bedrooms | 4 |
| Bathrooms | 2 |
| Last sold | £315,000 Jan 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** A
- **Expiry date:** 02/03/2027
- **Current heating cost:** £272/year
- **Est. upgrade cost to C:** £11,500

### Recommendations
- N (£4,000 - £6,000)
- U (£5,000 - £8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0178-5022-7397-4233-7994)

## Description

The property benefits from having: Entrance hall, second sitting room, lounge, kitchen-diner, utility room, downstairs WC, four bedrooms, master with en-suite and the family bathroom. Outside you will find a double driveway to the front, enclosed rear garden, Indian Stone patio area, fully fitted shed and is laid lawn, the outside is also low maintenance.

Please call Sanders Estates today on  !

## Property Photos

- ![Photo](/listings/photos/160830056/1289398)
- ![Photo](/listings/photos/160830056/1289399)
- ![Photo](/listings/photos/160830056/1289400)
- ![Photo](/listings/photos/160830056/1289401)
- ![Photo](/listings/photos/160830056/1289402)
- ![Photo](/listings/photos/160830056/1289403)
- ![Photo](/listings/photos/160830056/1289404)
- ![Photo](/listings/photos/160830056/1289405)
- ![Photo](/listings/photos/160830056/1289406)
- ![Photo](/listings/photos/160830056/1289407)
- ![Photo](/listings/photos/160830056/1289408)
- ![Photo](/listings/photos/160830056/1289409)
- ![Photo](/listings/photos/160830056/1289410)
- ![Photo](/listings/photos/160830056/1289411)
- ![Photo](/listings/photos/160830056/1289412)
- ![Photo](/listings/photos/160830056/1289413)
- ![Photo](/listings/photos/160830056/1289414)
- ![Photo](/listings/photos/160830056/1289415)
- ![Photo](/listings/photos/160830056/1289416)
- ![Photo](/listings/photos/160830056/1289417)
- ![Photo](/listings/photos/160830056/1289418)
- ![Photo](/listings/photos/160830056/1289419)
- ![Photo](/listings/photos/160830056/1289420)

## EPC Graphs

- ![EPC 1](/listings/photos/160830056/1289421) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 40 FOLLY WAY, BARNSLEY, SOUTH YORKSHIRE, S71 2SP | £315,000 | 30/01/2026 | Detached |
| 40 FOLLY WAY, BARNSLEY, SOUTH YORKSHIRE, S71 2SP | £255,000 | 07/05/2021 | Detached |
| 40 FOLLY WAY, BARNSLEY, SOUTH YORKSHIRE, S71 2SP | £219,995 | 11/10/2017 | Detached |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 9 HIGH STREET, MONK BRETTON, BARNSLEY, SOUTH YORKSHIRE, S71 2EL | £220,000 | 07/08/2025 | Detached |
| 9 MAYFIELD, MONK BRETTON, BARNSLEY, SOUTH YORKSHIRE, S71 2DB | £175,000 | 23/06/2023 | Detached |
| [Same street] 53 FOLLY WAY, BARNSLEY, SOUTH YORKSHIRE, S71 2SP | £365,000 | 14/04/2023 | Detached |
| 28 WORDSWORTH ROAD, MONK BRETTON, BARNSLEY, SOUTH YORKSHIRE, S71 2DF | £220,000 | 14/04/2023 | Detached |
| 1 WESTGATE, MONK BRETTON, BARNSLEY, SOUTH YORKSHIRE, S71 2DS | £183,000 | 03/02/2023 | Detached |
| [Same street] 48 FOLLY WAY, BARNSLEY, SOUTH YORKSHIRE, S71 2SP | £365,000 | 30/11/2022 | Detached |
| 20 WESTGATE, MONK BRETTON, BARNSLEY, SOUTH YORKSHIRE, S71 2DJ | £317,500 | 25/11/2022 | Detached |
| [Same street] 47 FOLLY WAY, BARNSLEY, SOUTH YORKSHIRE, S71 2SP | £345,000 | 30/09/2022 | Detached |
| [Same street] 45 FOLLY WAY, BARNSLEY, SOUTH YORKSHIRE, S71 2SP | £345,000 | 16/09/2022 | Detached |
| [Same street] 43 FOLLY WAY, BARNSLEY, SOUTH YORKSHIRE, S71 2SP | £340,000 | 12/09/2022 | Detached |
| 48 ROCHESTER ROAD, MONK BRETTON, BARNSLEY, SOUTH YORKSHIRE, S71 2NJ | £200,000 | 12/09/2022 | Detached |
| [Same street] 1 FOLLY WAY, BARNSLEY, SOUTH YORKSHIRE, S71 2SP | £245,000 | 19/08/2022 | Detached |
| [Same street] 10 FOLLY WAY, BARNSLEY, SOUTH YORKSHIRE, S71 2SP | £340,000 | 19/08/2022 | Detached |
| [Same street] 41 FOLLY WAY, BARNSLEY, SOUTH YORKSHIRE, S71 2SP | £260,000 | 08/08/2022 | Detached |
| [Same street] 39 FOLLY WAY, BARNSLEY, SOUTH YORKSHIRE, S71 2SP | £250,000 | 05/08/2022 | Detached |
| [Same street] 54 FOLLY WAY, BARNSLEY, SOUTH YORKSHIRE, S71 2SP | £300,000 | 27/05/2022 | Detached |
| [Same street] 27 FOLLY WAY, BARNSLEY, SOUTH YORKSHIRE, S71 2SP | £331,000 | 25/05/2022 | Detached |
| 50 ROCHESTER ROAD, MONK BRETTON, BARNSLEY, SOUTH YORKSHIRE, S71 2NJ | £190,000 | 20/05/2022 | Detached |
| 6 THE RIDINGS, MONK BRETTON, BARNSLEY, SOUTH YORKSHIRE, S71 2EZ | £255,000 | 18/03/2022 | Detached |
| 28 WORDSWORTH ROAD, MONK BRETTON, BARNSLEY, SOUTH YORKSHIRE, S71 2DF | £221,500 | 17/02/2022 | Detached |
| [Same street] 36 FOLLY WAY, BARNSLEY, SOUTH YORKSHIRE, S71 2SP | £290,000 | 28/01/2022 | Detached |
| [Same street] 22 FOLLY WAY, BARNSLEY, SOUTH YORKSHIRE, S71 2SP | £175,000 | 18/08/2021 | Semi-detached |
| 6 ORCHARD CLOSE, MONK BRETTON, BARNSLEY, SOUTH YORKSHIRE, S71 2DT | £121,000 | 12/08/2021 | Detached |

**Street average:** £303,923 (13 sales)
**Area average:** £210,300 (10 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £273,939 (33 Detached, S71, 2024–2026)
- **Deviation:** +16.8%

## Rental Range

*ONS Price Index of Private Rents (Yorkshire and The Humber). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £770/mo
- **Realistic:** £856/mo
- **Optimistic:** £942/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £773/mo

## 1% Rule

- **Rent ratio:** 0.27% (weak for cashflow)
- **Max investor price (0.8%):** £107,000
- **Target investor price (1%):** £85,600

*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 Area rent estimate.*

## Price per Square Metre

- **£/m²:** £3,200/m²

## Capital growth trend

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

- **5y growth:** 12.2%
- **10y growth:** 58.1%

## House Price Index (HM Land Registry)

*Official index for Yorkshire and The Humber; Detached series; as of April 2026.*

- **1y growth (index):** 4.9%
- **5y growth (index):** 21.9%
- **10y growth (index):** 46.9%

## 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)

Photo 1 Photo 2 Photo 3 Photo 4 Photo 5 Photo 6 Photo 7 Photo 8 Photo 9 Photo 10 Photo 11 Photo 12 Photo 13 Photo 14 Photo 15 Photo 16 Photo 17 Photo 18 Photo 19 Photo 20 Photo 21 Photo 22 Photo 23

/ 23

Property details

Tenure

FREEHOLD

Floor area

100 m²

EPC rating

Last sold

£315,000 Jan 2026

Price per m²

£3,200/m²

Local average

£273,939 (+16.8%)

Deprivation

Decile 7 (21,061 of 33,755)

Street crime

235 incidents within 1 mile (May 2026)

Key features

Four Bedroom
Detached Family Home
Monk Bretton Barnsley
Driveway
Ready To Move Straight In
Master With En-suite
Ideal Family Home
Popular Area

Additional details

Parking: Yes
Garden: Yes

Description

GUIDE PRICE £320,000-£330,000 Popular Location! Offered to the market today is this STUNNING four bedroom, detached family home in Monk Bretton Barnsley. The perfect home for a growing family who are wanting to move straight in with NO WORK NEEDED!!
The property benefits from having: Entrance hall, second sitting room, lounge, kitchen-diner, utility room, downstairs WC, four bedrooms, master with en-suite and the family bathroom. Outside you will find a double driveway to the front, enclosed rear garden, Indian Stone patio area, fully fitted shed and is laid lawn, the outside is also low maintenance.
Please call Sanders Estates today on !

Listed by

Barnsley

Sanders Estates

Reference: 160830056

EPC Rating & Upgrade Cost

Current rating: B

Potential rating: A

Inspection date: 03/03/2017

Expiry date: 02/03/2027

Current heating cost: £272/year

Potential heating cost: £274/year

Est. upgrade cost to C: £11,500

Recommendations

Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£5,000 - £8,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

EPC Graphs

EPC 1

Price history

43% since 2017

Event	Date	Price	% change
Sold	30/01/2026 (5 months ago)	£315,000	+23.5%
Sold	07/05/2021 (5 years ago)	£255,000	+15.9%
Sold	11/10/2017 (8 years ago)	£219,995	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

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

Address	Price	Date	Type
9 HIGH STREET, MONK BRETTON, BARNSLEY, SOUTH YORKSHIRE, S71 2EL	£220,000	07/08/2025	Detached
9 MAYFIELD, MONK BRETTON, BARNSLEY, SOUTH YORKSHIRE, S71 2DB	£175,000	23/06/2023	Detached
Same street 53 FOLLY WAY, BARNSLEY, SOUTH YORKSHIRE, S71 2SP	£365,000	14/04/2023	Detached
28 WORDSWORTH ROAD, MONK BRETTON, BARNSLEY, SOUTH YORKSHIRE, S71 2DF	£220,000	14/04/2023	Detached
1 WESTGATE, MONK BRETTON, BARNSLEY, SOUTH YORKSHIRE, S71 2DS	£183,000	03/02/2023	Detached
Same street 48 FOLLY WAY, BARNSLEY, SOUTH YORKSHIRE, S71 2SP	£365,000	30/11/2022	Detached
20 WESTGATE, MONK BRETTON, BARNSLEY, SOUTH YORKSHIRE, S71 2DJ	£317,500	25/11/2022	Detached
Same street 47 FOLLY WAY, BARNSLEY, SOUTH YORKSHIRE, S71 2SP	£345,000	30/09/2022	Detached
Same street 45 FOLLY WAY, BARNSLEY, SOUTH YORKSHIRE, S71 2SP	£345,000	16/09/2022	Detached
Same street 43 FOLLY WAY, BARNSLEY, SOUTH YORKSHIRE, S71 2SP	£340,000	12/09/2022	Detached
48 ROCHESTER ROAD, MONK BRETTON, BARNSLEY, SOUTH YORKSHIRE, S71 2NJ	£200,000	12/09/2022	Detached
Same street 1 FOLLY WAY, BARNSLEY, SOUTH YORKSHIRE, S71 2SP	£245,000	19/08/2022	Detached
Same street 10 FOLLY WAY, BARNSLEY, SOUTH YORKSHIRE, S71 2SP	£340,000	19/08/2022	Detached
Same street 41 FOLLY WAY, BARNSLEY, SOUTH YORKSHIRE, S71 2SP	£260,000	08/08/2022	Detached
Same street 39 FOLLY WAY, BARNSLEY, SOUTH YORKSHIRE, S71 2SP	£250,000	05/08/2022	Detached
Same street 54 FOLLY WAY, BARNSLEY, SOUTH YORKSHIRE, S71 2SP	£300,000	27/05/2022	Detached
Same street 27 FOLLY WAY, BARNSLEY, SOUTH YORKSHIRE, S71 2SP	£331,000	25/05/2022	Detached
50 ROCHESTER ROAD, MONK BRETTON, BARNSLEY, SOUTH YORKSHIRE, S71 2NJ	£190,000	20/05/2022	Detached
6 THE RIDINGS, MONK BRETTON, BARNSLEY, SOUTH YORKSHIRE, S71 2EZ	£255,000	18/03/2022	Detached
28 WORDSWORTH ROAD, MONK BRETTON, BARNSLEY, SOUTH YORKSHIRE, S71 2DF	£221,500	17/02/2022	Detached
Same street 36 FOLLY WAY, BARNSLEY, SOUTH YORKSHIRE, S71 2SP	£290,000	28/01/2022	Detached
Same street 22 FOLLY WAY, BARNSLEY, SOUTH YORKSHIRE, S71 2SP	£175,000	18/08/2021	Semi-detached
6 ORCHARD CLOSE, MONK BRETTON, BARNSLEY, SOUTH YORKSHIRE, S71 2DT	£121,000	12/08/2021	Detached

Street average: £303,923 (13 sales)

Area average: £210,300 (10 sales)

Capital growth trend

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

5y growth 12.2%

10y growth 58.1%

House Price Index (HM Land Registry — official index, not sold-price averages): Yorkshire and The Humber. Series: Detached. As of April 2026.

1y (index) 4.9%

5y (index) 21.9%

10y (index) 46.9%

Rental Range

Estimated market rent for Yorkshire and The Humber. Low = conservative, Realistic = average, Optimistic = best case.

Low £770/mo

Realistic £856/mo

Optimistic £942/mo

Based on Region from postcode lookup → Yorkshire and The Humber.

LHA (30th percentile) floor for Barnsley: £773/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View S71 2SP

Nearby

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

Type	Name	Distance
Bus stop	Rotherham Road/Byron Drive	0.1 miles
Bus stop	Rotherham Road/Warwick Road	0.1 miles
Shop	The Bedroom Centre	0.2 miles
Shop	Polar Ford Barnsley Van Centre	0.6 miles
Train station	Barnsley Interchange	1.1 miles
Train station	Dodworth	3.4 miles
Hospital	Phlebotomy Drive Through Service	10.5 miles
Hospital	Pontefract Hospital	10.6 miles

Street-level crime

Category	Count
Violence and sexual offences	69
Anti-social behaviour	39
Shoplifting	33
Criminal damage and arson	17
Public order	17
Vehicle crime	16
Burglary	11
Other theft	11
Other crime	8
Drugs	4
Theft from the person	4
Possession of weapons	3
Robbery	3
Total incidents	235

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. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Burton Road Primary School	Primary	0.4 miles	Good — 15 Nov 2013
Springwell Alternative Academy	Other	0.5 miles	Good — 2 Jan 2018
Springwell Special Academy	Other	0.5 miles	Good — 18 May 2022
St Helen's Primary Academy	Primary	0.6 miles	Good — 4 Mar 2024
Outwood Primary Academy Littleworth Grange	Primary	0.7 miles	Good — 14 Jan 2019

Rental Comparables

Rental listings exist nearby, but none matched the 4-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.27%

Max investor price (0.8%) £107,000

Target investor price (1%) £85,600

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).