# 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 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 ! ## 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:** 11.5% - **10y growth:** 56.5% ## 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)