# 3 bedroom house for sale (WF6 1SF) ## Property Details | Key | Value | |-----|-------| | Address | 35 FAIRWAY, NORMANTON, WEST YORKSHIRE WF6 1SF | | Price | £260,000 | | Bedrooms | 3 | | Bathrooms | 1 | | Council tax | C | | Last sold | £260,000 Apr 2026 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** B - **Expiry date:** 30/04/2035 - **Current heating cost:** £763/year - **Est. upgrade cost to C:** £10,500 ### Recommendations - W1 (£800 - £1,200) - 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/0350-2699-1450-2805-7905) ## Description Hunters are proud to present this beautifully presented three-bedroom semi-detached property, ideally located in the sought-after area of Normanton. This home is perfectly positioned within close proximity to local amenities, excellent transport links, well-regarded schools, nature reserves, and the train station, making it an ideal purchase for first-time buyers, growing families, or investors. Upon entering the property, you are welcomed into a spacious entrance hallway that leads into a bright and airy open-plan living, dining, and kitchen area. The living space boasts a large front-facing bay window, flooding the room with natural light and offering views of the front garden. A feature fireplace adds warmth and character, creating a cosy atmosphere. The kitchen is fitted with a stylish range of wall and base units, complemented by modern handles and worktops. A practical breakfast bar comfortably seats three, perfect for casual dining. Natural light fills the space thanks to skylights, a rear-facing window, and large French doors that lead out to the enclosed rear garden, ideal for seamless indoor-outdoor living. Integrated spotlights provide a sleek, contemporary finish. Additionally, the ground floor benefits from a separate utility room with ample plumbing facilities and a convenient downstairs WC. Upstairs, the property offers three well-appointed bedrooms and a family bathroom. Bedroom one is generously proportioned with a front-facing window and ample space for furnishings. Bedroom two, another good-sized room, overlooks the rear garden. Bedroom three is a versatile space, perfect as a single bedroom, nursery, or home office, with the added benefit of a built-in storage cupboard. The modern family bathroom is fitted with a WC, hand basin, and bath with overhead shower. It also features stylish tiling, modern flooring and practical built-in storage. To the front of the property, there is ample off-street parking for multiple vehicles alongside a neat lawned area. The enclosed rear garden is an impressive size, featuring a spacious lawn with a stone-paved pathway leading to a patio seating area, perfect for summer entertaining. A detached garage provides additional storage or workshop space. ## Property Photos - ![5C5A0701.jpg](/listings/photos/161138924/2232408) - 5C5A0701.jpg - ![5C5A0727.jpg](/listings/photos/161138924/2232409) - 5C5A0727.jpg - ![5C5A0703.jpg](/listings/photos/161138924/2232410) - 5C5A0703.jpg - ![5C5A0710.jpg](/listings/photos/161138924/2232411) - 5C5A0710.jpg - ![5C5A0707.jpg](/listings/photos/161138924/2232412) - 5C5A0707.jpg - ![5C5A0702.jpg](/listings/photos/161138924/2232413) - 5C5A0702.jpg - ![5C5A0711.jpg](/listings/photos/161138924/2232414) - 5C5A0711.jpg - ![5C5A0712.jpg](/listings/photos/161138924/2232415) - 5C5A0712.jpg - ![5C5A0683.jpg](/listings/photos/161138924/2232416) - 5C5A0683.jpg - ![5C5A0681.jpg](/listings/photos/161138924/2232417) - 5C5A0681.jpg - ![5C5A0694.jpg](/listings/photos/161138924/2232418) - 5C5A0694.jpg - ![5C5A0690.jpg](/listings/photos/161138924/2232419) - 5C5A0690.jpg - ![5C5A0697.jpg](/listings/photos/161138924/2232420) - 5C5A0697.jpg - ![5C5A0693.jpg](/listings/photos/161138924/2232421) - 5C5A0693.jpg - ![5C5A0685.jpg](/listings/photos/161138924/2232422) - 5C5A0685.jpg - ![5C5A0689.jpg](/listings/photos/161138924/2232423) - 5C5A0689.jpg - ![5C5A0719.jpg](/listings/photos/161138924/2232424) - 5C5A0719.jpg - ![5C5A0723.jpg](/listings/photos/161138924/2232425) - 5C5A0723.jpg - ![5C5A0724.jpg](/listings/photos/161138924/2232426) - 5C5A0724.jpg - ![5C5A0728.jpg](/listings/photos/161138924/2232427) - 5C5A0728.jpg ## Floorplans - ![Floorplan.png](/listings/photos/161138924/2232428) - Floorplan.png ## EPC Graphs - ![EE Rating](/listings/photos/161138924/2232429) - EE Rating ## FENSA Certificates This property has 1 FENSA certificate(s) on record. ### FENSA Certificate #866723 - **Address:** 35 Fairway, Normanton, WF6 1SF - **Certificate Issued:** 08/08/2003 - **Work Completed:** 23/06/2003 - **Items:** 12 window(s), 2 door(s) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 35 FAIRWAY, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1SF | £260,000 | 24/04/2026 | Semi-detached | | 35 FAIRWAY, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1SF | £138,000 | 07/10/2013 | Semi-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 | |---------|-------|------|------| | [Same street] 27 FAIRWAY, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1SF | £235,000 | 31/10/2022 | Semi-detached | | [Same street] 41 FAIRWAY, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1SF | £255,000 | 09/09/2022 | Semi-detached | | NEW SHERIDAN HOUSE DON PEDRO AVENUE, NORMANTON INDUSTRIAL ESTATE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1TD | £10,000,000 | 14/02/2022 | Other | **Street average:** £245,000 (2 sales) **Area average:** £10,000,000 (1 sale) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £177,333 (3 Other, WF6, 2024–2026) - **Deviation:** +46.6% ## Rental Range *ONS Price Index of Private Rents (Wakefield). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £720/mo - **Realistic:** £800/mo - **Optimistic:** £880/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Wakefield (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £723/mo ## 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 Terraced House, Oxford Street, WF6 | £875/mo | 3 | 0.28 miles | OpenRent | **Average rent: £875/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.34% (weak for cashflow) - **Max investor price (0.8%):** £109,375 - **Target investor price (1%):** £87,500 *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 £875/mo).* - **Gross yield:** 4% - **Cost-to-rent:** 24.8× - **Monthly cashflow:** £-261/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -4.2% *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).* ## Price per Square Metre - **£/m²:** £2,766/m² ## House Price Index (HM Land Registry) *Official index for Wakefield; All dwelling types series; as of June 2026.* - **1y growth (index):** 4.9% - **5y growth (index):** 20.3% - **10y growth (index):** 54.4% ## 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)