Sold Terraced

14 WOODHOUSE MOUNT

NORMANTON, NORMANTON, WEST YORKSHIRE WF6 1BN

2 beds Listed 16 May 2006 (-7338d)

£94,500

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# 2 bedroom terraced house for sale (WF6 1BN)

## Property Details

| Key | Value |
|-----|-------|
| Address | 14 WOODHOUSE MOUNT, NORMANTON, NORMANTON, WEST YORKSHIRE WF6 1BN |
| Price | £94,500 |
| Bedrooms | 2 |
| Last sold | £94,500 Jul 2006 |

## Description

Offering attractive and well presented accommodation which would ideally suit the first time buyer is this delightful two bedroomed mid-terrace property occupying a pleasant position on this ever popular street within Normanton, being close to local shops, schools and amenities and easily commutable to both Wakefield and Leeds. Having Upvc double glazing, gas central heating and pleasant gardens, the accommodation warrants a full internal inspection. Briefly comprising: entrance to lounge with feature living flame gas fire, modern fully fitted breakfast kitchen. To the first floor: two good sized bedrooms, modern house bathroom with shower. Pleasant enclosed gardens. Early viewing essential. Excellent value.

## Property Photos

- ![Photo](/listings/photos/11941133/695781)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 14 WOODHOUSE MOUNT, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BN | £94,500 | 28/07/2006 | Terraced |
| 14 WOODHOUSE MOUNT, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BN | £38,000 | 31/01/2002 | Terraced |
| 14 WOODHOUSE MOUNT, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BN | £27,000 | 18/10/1996 | Terraced |
| 14 WOODHOUSE MOUNT, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BN | £19,000 | 12/07/1995 | Terraced |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 10 HOLLY TREE MEWS, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1FR | £167,333 | 19/12/2025 | Terraced |
| 175 CHURCH LANE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1AZ | £125,000 | 22/11/2024 | Terraced |
| 13 WOODHOUSE MOUNT, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BN | £198,000 | 28/10/2024 | Terraced |
| 9 WOODHOUSE MOUNT, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BN | £172,500 | 18/07/2024 | Terraced |
| 259 WAKEFIELD ROAD, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1DU | £120,000 | 24/11/2023 | Terraced |
| 30 ELLINS TERRACE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BL | £130,000 | 03/11/2023 | Terraced |
| 20 ELLINS TERRACE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BL | £109,000 | 29/09/2023 | Terraced |
| 16 WOODHOUSE MOUNT, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BN | £115,000 | 18/08/2023 | Terraced |
| 154 WAKEFIELD ROAD, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BG | £115,000 | 18/07/2023 | Terraced |
| 12 MARCH STREET, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BQ | £123,000 | 31/01/2023 | Terraced |
| 19 WOODHOUSE MOUNT, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BN | £175,000 | 20/01/2023 | Terraced |
| 1 MARCH STREET, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BQ | £105,000 | 08/12/2022 | Terraced |
| 283 WAKEFIELD ROAD, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1DU | £105,000 | 21/10/2022 | Terraced |
| 226 WAKEFIELD ROAD, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BW | £110,000 | 29/09/2022 | Terraced |
| 30 ELLINS TERRACE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BL | £125,000 | 19/08/2022 | Terraced |
| 45 GOOSEHILL ROAD, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BJ | £135,000 | 19/08/2022 | Terraced |
| 25 ELLINS TERRACE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BL | £117,500 | 29/07/2022 | Terraced |
| 4 MARCH STREET, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BQ | £106,500 | 10/06/2022 | Terraced |
| 263 WAKEFIELD ROAD, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1DU | £86,500 | 06/05/2022 | Terraced |
| 2 MARCH STREET, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BQ | £75,000 | 06/05/2022 | Terraced |

**Area average:** £125,767 (20 sales)

## Price vs local average

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

- **Local average:** £162,313 (33 Terraced, WF6, 2024–2026)
- **Deviation:** -41.8%

## 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).*

- **LHA floor (this property size):** £593/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 |
|------|------|------|------|------|
| 2 Bed End Terrace, Queensway, WF6 | £950/mo | 2 | 0.37 miles | OpenRent |
| 2 Bed Terraced House, Cambridge Street, WF6 | £795/mo | 2 | 0.39 miles | OpenRent |
| 2 Bed Terraced House, King St, WF6 | £750/mo | 2 | 0.39 miles | OpenRent |

**Average rent: £832/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.84% (okay)
- **Max investor price (0.8%):** £99,375
- **Target investor price (1%):** £79,500

*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 £795/mo).*

- **Gross yield:** 10.1%
- **Cost-to-rent:** 9.9×
- **Monthly cashflow:** £318/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 13.9%

*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).*

## Capital growth trend

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

- **5y growth:** 23.9%
- **10y growth:** 77.2%

## House Price Index (HM Land Registry)

*Official index for Wakefield; Terraced series; as of March 2026.*

- **1y growth (index):** 3%
- **5y growth (index):** 25.1%
- **10y growth (index):** 61.3%

## 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)

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Property details

Last sold

£94,500 Jul 2006

Local average

£162,313 (-41.8%)

Deprivation

Decile 2 (4,338 of 33,755)

Street crime

129 incidents within 1 mile (Apr 2026)

Key features

Attractive Mid Terrace
Two Bedrooms
Fitted Kitchen
Upvc Double Glazing
Enclosed Gardens
Ideal First Home
Popular Location
Excellent Value

Description

Listed by

Normanton

Beaumont Residential

Reference: 11941133

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Price history

397% since 1995

Event	Date	Price	% change
Sold	28/07/2006 (19 years ago)	£94,500	+148.7%
Sold	31/01/2002 (24 years ago)	£38,000	+40.7%
Sold	18/10/1996 (29 years ago)	£27,000	+42.1%
Sold	12/07/1995 (30 years ago)	£19,000	—

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
10 HOLLY TREE MEWS, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1FR	£167,333	19/12/2025	Terraced
175 CHURCH LANE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1AZ	£125,000	22/11/2024	Terraced
13 WOODHOUSE MOUNT, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BN	£198,000	28/10/2024	Terraced
9 WOODHOUSE MOUNT, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BN	£172,500	18/07/2024	Terraced
259 WAKEFIELD ROAD, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1DU	£120,000	24/11/2023	Terraced
30 ELLINS TERRACE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BL	£130,000	03/11/2023	Terraced
20 ELLINS TERRACE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BL	£109,000	29/09/2023	Terraced
16 WOODHOUSE MOUNT, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BN	£115,000	18/08/2023	Terraced
154 WAKEFIELD ROAD, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BG	£115,000	18/07/2023	Terraced
12 MARCH STREET, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BQ	£123,000	31/01/2023	Terraced
19 WOODHOUSE MOUNT, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BN	£175,000	20/01/2023	Terraced
1 MARCH STREET, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BQ	£105,000	08/12/2022	Terraced
283 WAKEFIELD ROAD, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1DU	£105,000	21/10/2022	Terraced
226 WAKEFIELD ROAD, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BW	£110,000	29/09/2022	Terraced
30 ELLINS TERRACE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BL	£125,000	19/08/2022	Terraced
45 GOOSEHILL ROAD, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BJ	£135,000	19/08/2022	Terraced
25 ELLINS TERRACE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BL	£117,500	29/07/2022	Terraced
4 MARCH STREET, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BQ	£106,500	10/06/2022	Terraced
263 WAKEFIELD ROAD, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1DU	£86,500	06/05/2022	Terraced
2 MARCH STREET, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BQ	£75,000	06/05/2022	Terraced

Area average: £125,767 (20 sales)

Capital growth trend

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

5y growth 23.9%

10y growth 77.2%

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

1y (index) 3%

5y (index) 25.1%

10y (index) 61.3%

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: £593/mo (Apr 2025 – Mar 2026)

Location

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

Nearby

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

Type	Name	Distance
Bus stop	Wakefield Road Hope Street	0.1 miles
Bus stop	Wakefield Road Goosehill Road	0.1 miles
Shop	Palmers Garage	0.4 miles
Shop	The Colour Room	0.5 miles
Train station	Normanton	0.6 miles
Train station	Streethouse	1.5 miles
Hospital	Pontefract Hospital	4.8 miles
Hospital	Holgate Hospital	6.1 miles
University	Leeds Law School	8.9 miles
University	Northern Film School	9.1 miles

Street-level crime

Category	Count
Violence and sexual offences	51
Anti-social behaviour	20
Public order	14
Shoplifting	12
Criminal damage and arson	10
Vehicle crime	7
Other theft	6
Other crime	5
Burglary	2
Drugs	2
Total incidents	129

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
Newlands Primary School	Primary	0.1 miles	Good — 15 Oct 2019
Normanton Junior Academy	Primary	0.4 miles	Good — 30 Apr 2018
Outwood Academy Freeston	Secondary	0.5 miles	Requires improvement — 18 Jan 2023
Normanton All Saints CofE Infant School	Primary	0.6 miles	Outstanding — 20 May 2013
Normanton Altofts Junior School	Primary	0.8 miles	Requires improvement — 21 May 2023

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
2 Bed End Terrace, Queensway, WF6	£950/mo	2	0.37 miles	OpenRent
2 Bed Terraced House, Cambridge Street, WF6	£795/mo	2	0.39 miles	OpenRent
2 Bed Terraced House, King St, WF6	£750/mo	2	0.39 miles	OpenRent

Average rent: £832/mo (3 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.84%

Max investor price (0.8%) £99,375

Target investor price (1%) £79,500

Gross yield 10.1%

Cost-to-rent ratio 9.9×

Monthly cashflow £318/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 13.9%

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).