# 2 bedroom town house for sale (WF11 8JD)

## Property Details

| Key | Value |
|-----|-------|
| Address | 2 HILL TOP MEWS, KNOTTINGLEY, WEST YORKSHIRE WF11 8JD |
| Price | £100,000 |
| Bedrooms | 2 |
| Last sold | £102,000 May 2016 |

## Description

**SUMMARY**

EXTENDED  brick built two / three bedroom mid town house

GUIDE PRICE £100,000 - £110,0000  A superbly presented extended two / three bedroom town house has to offer. Situated in this convenient location close to local amenities, having easy access to both road and rail networks

**DESCRIPTION**

Situated in this popular location, conveniently placed for all the amenities that Knottingley has to offer and with easy access to both road and rail networks for those wishing to commute is this extended brick built two / three bedroom mid town house. Ideal for the younger or more mature persons alike this property offers deceptively spacious accommodation and is presented to a superb standard in a contemporary style throughout. Having the usual requirements of gas central heating, uPVC double glazing and cavity wall insulation and benefitting from immaculate landscaped gardens with off street parking and garage to the rear the internal accommodation, which must be viewed to fully appreciate the space and quality this lovely home has to offer, briefly comprises spacious Lounge, Dining Room and stunning contemporary style Kitchen. To the first floor there are two good sized Bedrooms and modern House Bathroom whilst to the second floor there is a further spacious room, currently used as a third bedroom. Outside to the front of the property there are gardens whilst to the rear there is a off street parking, a garage and enclosed gardens.

**Lounge** 16' 9" min x 11' 2" ( 5.11m min x 3.40m )

The focal point of this reception room is the feature tiled chimney breast incorporating a contemporary timber fire surround with marble hearth and insert housing a pebbled fire. With esolid oak flooring, ceiling coving, central heating radiator and having stairs leading to the first floor. With window looking out to the front of the property.

**Dining Room** 11' 3" x 8' 2" ( 3.43m x 2.49m )

With laminate flooring, ceiling coving, central heating radiator and having a square arch leading into……………….

**Kitchen** 9' 7" x 8' 8" ( 2.92m x 2.64m )

This superbly fitted kitchen has a comprehensive range of contemporary units to both high and low level incorporating spaces for appliances and with plumbing for washing machine. Set within the laminate worktops there is a one and a half bowl sink unit with chrome pedestal tap over and a four ring electric hob with electric oven under and a stainless steel extractor hood above. With part tiling to walls and having a uPVC / glazed door with window to the side leading out to the rear garden.

**First Floor Landing** 

With cieling coving.

**Bedroom 1** 11'  x 9' 5" excluding wardrobes ( 3.35m x 2.87m excluding wardrobes )

With window to the front of the property and having a range of built in contemporary mirror fronted wardrobes.

**Bedroom 2** 11' 4" x 8' 5" ( 3.45m x 2.57m )

Having a window to the front of the property and with central heating radiator. With stairs leading to second floor room.

**House Bathroom** 8'  x 5' 6" ( 2.44m x 1.68m )

Having three piece modern white suite with contemporary chrome fittings comprising shaped bath with shower over and vanity unit with cupboard under incorporating a concealed cistern low level w.c. and wash hand basin. With part tiling to walls, tiling to floor, chrome ladder style radiator, ceiling coving and down lighters.

**Second Floor** 

**Study / Hobbies Room** 10' 11" x 10' 10" ( 3.33m x 3.30m )

This spacious flexible room is currently used as a third bedroom and has a built in storage cupboard housing the central heating boiler, central heating radiator, access to eaves storage and with velux window in roof.

**Outside** 

To the front of the property there are rock edged pebbled gardens with steps leading to the front door and across from the access path there are further gardens laid to lawn with mature tree and stone boundary wall. To the rear there are immaculately presented gardens having a paved patio and beyond astro turfed lawns. To the rear there is an outbuilding housing a fish pond. The garden is of an enclosed nature having boundary fences and to the rear a gate leads to the single garage and off street parking.

**DIRECTIONS**

The property can be approached by leaving Pontefract town centre along Southgate. Continue on to Knottingley Road and after leaving Pontefract behind proceed into Knottingley. At the Hill Top traffic lights continue straight ahead and after passing Morrisons supermarket on the right hand side Hill Top Mews will be found on the left hand side and number two will be found identified by the William H. Brown for sale board.

1. MONEY LAUNDERING REGULATIONS: Intending purchasers will be asked to produce identification documentation at a later stage and we would ask for your co-operation in order that there will be no delay in agreeing the sale.

2. General: While we endeavour to make our sales particulars fair, accurate and reliable, they are only a general guide to the property and, accordingly, if there is any point which is of particular importance to you, please contact the office and we will be pleased to check the position for you, especially if you are contemplating travelling some distance to view the property.

3. Measurements: These approximate room sizes are only intended as general guidance. You must verify the dimensions carefully before ordering carpets or any built-in furniture.

4. Services: Please note we have not tested the services or any of the equipment or appliances in this property, accordingly we strongly advise prospective buyers to commission their own survey or service reports before finalising their offer to purchase.

5. THESE PARTICULARS ARE ISSUED IN GOOD FAITH BUT DO NOT CONSTITUTE REPRESENTATIONS OF FACT OR FORM PART OF ANY OFFER OR CONTRACT. THE MATTERS REFERRED TO IN THESE PARTICULARS SHOULD BE INDEPENDENTLY VERIFIED BY PROSPECTIVE BUYERS OR TENANTS. NEITHER SEQUENCE (UK) LIMITED NOR ANY OF ITS EMPLOYEES OR AGENTS HAS ANY AUTHORITY TO MAKE OR GIVE ANY REPRESENTATION OR WARRANTY WHATEVER IN RELATION TO THIS PROPERTY.

## Property Photos

- ![Photo](/listings/photos/52718056/739678)
- ![Photo](/listings/photos/52718056/739679)
- ![Photo](/listings/photos/52718056/739681)
- ![Photo](/listings/photos/52718056/739685)
- ![Photo](/listings/photos/52718056/739688)
- ![Photo](/listings/photos/52718056/739697)
- ![Photo](/listings/photos/52718056/739699)
- ![Photo](/listings/photos/52718056/739701)
- ![Photo](/listings/photos/52718056/739703)
- ![Photo](/listings/photos/52718056/739705)

## Floorplans

- ![Floorplan 1](/listings/photos/52718056/739707) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/52718056/739708) - EPC 1

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #5854464
- **Address:** 2 Hill Top Mews, KNOTTINGLEY, WF11 8JD
- **Certificate Issued:** 21/07/2008
- **Work Completed:** 10/07/2008
- **Items:** 4 window(s), 2 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 2 HILL TOP MEWS, KNOTTINGLEY, WAKEFIELD, WEST YORKSHIRE, WF11 8JD | £102,000 | 19/05/2016 | Terraced |
| 2 HILL TOP MEWS, KNOTTINGLEY, WAKEFIELD, WEST YORKSHIRE, WF11 8JD | £85,000 | 11/02/2005 | 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] 10 HILL TOP MEWS, KNOTTINGLEY, WAKEFIELD, WEST YORKSHIRE, WF11 8JD | £142,000 | 21/01/2026 | Terraced |
| [Same street] 3 HILL TOP MEWS, KNOTTINGLEY, WAKEFIELD, WEST YORKSHIRE, WF11 8JD | £105,000 | 23/01/2024 | Terraced |
| [Same street] 3 HILL TOP MEWS, KNOTTINGLEY, WAKEFIELD, WEST YORKSHIRE, WF11 8JD | £110,000 | 20/05/2022 | Terraced |
| [Same street] 9 HILL TOP MEWS, KNOTTINGLEY, WAKEFIELD, WEST YORKSHIRE, WF11 8JD | £133,000 | 20/05/2022 | Terraced |
| [Same street] 5 HILL TOP MEWS, KNOTTINGLEY, WAKEFIELD, WEST YORKSHIRE, WF11 8JD | £123,000 | 16/05/2022 | Terraced |
| [Same street] 4 HILL TOP MEWS, KNOTTINGLEY, WAKEFIELD, WEST YORKSHIRE, WF11 8JD | £118,000 | 14/12/2021 | Terraced |
| BLUEBELL FORGE HILL LANE, KNOTTINGLEY, WAKEFIELD, WEST YORKSHIRE, WF11 8HG | £130,000 | 03/11/2021 | Terraced |

**Street average:** £121,833 (6 sales)
**Area average:** £130,000 (1 sale)

## Price vs local average

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

- **Local average:** £143,167 (18 Terraced, WF11, 2024–2026)
- **Deviation:** -30.2%

## Rental Range

*ONS Price Index of Private Rents (Wakefield). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £715/mo
- **Realistic:** £794/mo
- **Optimistic:** £873/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 Bungalow, Saltersgate Avenue, WF11 | £900/mo | 2 | 0.13 miles | OpenRent |
| 2 Bed End Terrace, Kings Villas, WF11 | £850/mo | 2 | 0.17 miles | OpenRent |
| 2 Bed Bungalow, Spawd Bone Lane, WF11 | £1,200/mo | 2 | 0.27 miles | OpenRent |
| 2 Bed Flat, Weeland Road, WF11 | £475/mo | 2 | 0.57 miles | OpenRent |
| 2 Bed Flat, Weeland Road, WF11 | £500/mo | 2 | 0.65 miles | OpenRent |
| 2 Bed Flat, Wharfe House Apartments, WF11 | £675/mo | 2 | 0.71 miles | OpenRent |
| 2 Bed Flat, The Waterfront, WF11 | £750/mo | 2 | 0.71 miles | OpenRent |
| 2 Bed Bungalow, Sandringham Road, WF11 | £900/mo | 2 | 1.01 miles | OpenRent |

**Average rent: £781/mo (8 listings)**

## 1% Rule

- **Rent ratio:** 0.8% (okay)
- **Max investor price (0.8%):** £100,000
- **Target investor price (1%):** £80,000

*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 £800/mo).*

- **Gross yield:** 9.6%
- **Cost-to-rent:** 10.4×
- **Monthly cashflow:** £301/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 12.5%

*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:** 46.9%
- **10y growth:** 7%

## 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)