# 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 |
| 45 GOOSEHILL ROAD, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BJ | £135,000 | 19/08/2022 | Terraced |
| 30 ELLINS TERRACE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BL | £125,000 | 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 |
| 2 MARCH STREET, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BQ | £75,000 | 06/05/2022 | Terraced |
| 263 WAKEFIELD ROAD, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1DU | £86,500 | 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)