Sold STC Town house

55 BARNES AVENUE

WAKEFIELD, WEST YORKSHIRE WF1 2BJ

3 beds 1 baths 62 m² Listed 23 Jun 2024 (-769d)

£175,000

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# 3 bedroom town house for sale (WF1 2BJ)

## Property Details

| Key | Value |
|-----|-------|
| Address | 55 BARNES AVENUE, WAKEFIELD, WEST YORKSHIRE WF1 2BJ |
| Price | £175,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Last sold | £160,000 Dec 2024 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 24/05/2033
- **Current heating cost:** £593/year
- **Est. upgrade cost to C:** £10,900

### Recommendations
- W1 (£800 - £1,200)
- G (£350 - £450)
- 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/0060-2965-4356-2027-3085)

## Description

Entrance Lobby

With panelled entrance door.

Lounge

3.96m(13'0'') x 4.06m(13'4'')

A spacious and attractive room with UPVC double glazed window, central heating radiator.

Dining Kitchen

4.93m(16'2'') x 3.23m(10'7'')

Bedroom One

3.18m(10'5'') x 3.20m(10'6'')

UPVC double glazed window, central heating radiator.

Bedroom Two

2.59m(8'6'') x 3.71m(12'2'')

UPVC double glazed window, central heating radiator.

Bedroom Three

2.26m(7'5'') x 2.44m(8'0'')

UPVC double glazed window, central heating radiator.

House Bathroom/W.C.

Comprising of panelled bath, low flush w.c., pedestal wash basin, UPVC double glazed window, central heating radiator

Outside

There is a very long and good size garden area to the rear being mainly lawned with patio and parking to the front of the property.

## Property Photos

- ![Photo](/listings/photos/149480213/1261945)
- ![Photo](/listings/photos/149480213/1261946)
- ![Photo](/listings/photos/149480213/1261947)
- ![Photo](/listings/photos/149480213/1261948)
- ![Photo](/listings/photos/149480213/1261949)
- ![Photo](/listings/photos/149480213/1261950)
- ![Photo](/listings/photos/149480213/1261951)
- ![Photo](/listings/photos/149480213/1261952)

## Floorplans

- ![Floorplan 1](/listings/photos/149480213/1261953) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/149480213/1261954) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 55 BARNES AVENUE, WAKEFIELD, WEST YORKSHIRE, WF1 2BJ | £160,000 | 20/12/2024 | 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] 20 BARNES AVENUE, WAKEFIELD, WEST YORKSHIRE, WF1 2BJ | £171,000 | 05/05/2023 | Terraced |
| [Same street] 60 BARNES AVENUE, WAKEFIELD, WEST YORKSHIRE, WF1 2BJ | £235,000 | 06/12/2022 | Terraced |
| 9 WESTMINSTER GARDENS, WAKEFIELD, WEST YORKSHIRE, WF1 2ET | £79,000 | 10/08/2022 | Terraced |
| 17 BARNES AVENUE, WAKEFIELD, WEST YORKSHIRE, WF1 2BH | £130,000 | 04/03/2022 | Terraced |
| 9 BARNES AVENUE, WAKEFIELD, WEST YORKSHIRE, WF1 2BH | £175,000 | 28/02/2022 | Terraced |
| [Same street] 46 BARNES AVENUE, WAKEFIELD, WEST YORKSHIRE, WF1 2BJ | £175,000 | 13/12/2021 | Terraced |
| 12 NOBLE ROAD, OUTWOOD, WAKEFIELD, WEST YORKSHIRE, WF1 2ES | £162,000 | 10/09/2021 | Terraced |

**Street average:** £193,667 (3 sales)
**Area average:** £136,500 (4 sales)

## Price vs local average

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

- **Local average:** £168,578 (37 Terraced, WF1, 2024–2026)
- **Deviation:** +3.8%

## Rental Range

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

- **Low:** £717/mo
- **Realistic:** £797/mo
- **Optimistic:** £877/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, Clifton Place, WF1 | £995/mo | 3 | 0.78 miles | OpenRent |

**Average rent: £995/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.57% (weak for cashflow)
- **Max investor price (0.8%):** £124,375
- **Target investor price (1%):** £99,500

*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 £995/mo).*

- **Gross yield:** 6.8%
- **Cost-to-rent:** 14.7×
- **Monthly cashflow:** £181/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 4.3%

*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:** £2,823/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:** 67.3%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 2.8%
- **5y growth (index):** 22.8%
- **10y growth (index):** 57.5%

## 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

Tenure

FREEHOLD

Floor area

62 m²

EPC rating

Last sold

£160,000 Dec 2024

Price per m²

£2,823/m²

Local average

£168,578 (+3.8%)

Deprivation

Decile 10 (31,158 of 33,755)

Street crime

161 incidents within 1 mile (May 2026)

Key features

NO CHAIN
Large Gardens To Rear
Open Plan Kitchen / Diner

Additional details

Heating: Gas, Double glazing, Gas central
Parking: On street, Driveway, Off street
Garden: Back garden

Description

Offering pleasant three bedroom accommodation, ideal for the young couple or first time buyer, this end town house enjoys pleasant and ever popular residential location where homes of this nature have always proved in demand. We strongly recommend an internal inspection at your earliest convenience to avoid disappointment. The property fully comprises of entrance lobby, lounge, dining kitchen, stairs to first floor landing, three bedrooms and house bathroom/w.c. Outside, there is a good size garden area to the rear

Entrance Lobby
With panelled entrance door.

Lounge
3.96m(13'0'') x 4.06m(13'4'')

A spacious and attractive room with UPVC double glazed window, central heating radiator.

Dining Kitchen
4.93m(16'2'') x 3.23m(10'7'')

Bedroom One
3.18m(10'5'') x 3.20m(10'6'')

UPVC double glazed window, central heating radiator.

Bedroom Two
2.59m(8'6'') x 3.71m(12'2'')

UPVC double glazed window, central heating radiator.

Bedroom Three
2.26m(7'5'') x 2.44m(8'0'')

UPVC double glazed window, central heating radiator.

House Bathroom/W.C.
Comprising of panelled bath, low flush w.c., pedestal wash basin, UPVC double glazed window, central heating radiator

Outside
There is a very long and good size garden area to the rear being mainly lawned with patio and parking to the front of the property.

Listed by

Pontefract

Bradleys Real Estate Ltd

Reference: 149480213

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 25/05/2023

Expiry date: 24/05/2033

Current heating cost: £593/year

Potential heating cost: £518/year

Est. upgrade cost to C: £10,900

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Floor insulation (suspended floor) (£800 - £1,200)
Upgrade heating controls (£350 - £450)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC 1

Price history

Event	Date	Price	% change
Sold	20/12/2024 (1 year ago)	£160,000	—

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
Same street 20 BARNES AVENUE, WAKEFIELD, WEST YORKSHIRE, WF1 2BJ	£171,000	05/05/2023	Terraced
Same street 60 BARNES AVENUE, WAKEFIELD, WEST YORKSHIRE, WF1 2BJ	£235,000	06/12/2022	Terraced
9 WESTMINSTER GARDENS, WAKEFIELD, WEST YORKSHIRE, WF1 2ET	£79,000	10/08/2022	Terraced
17 BARNES AVENUE, WAKEFIELD, WEST YORKSHIRE, WF1 2BH	£130,000	04/03/2022	Terraced
9 BARNES AVENUE, WAKEFIELD, WEST YORKSHIRE, WF1 2BH	£175,000	28/02/2022	Terraced
Same street 46 BARNES AVENUE, WAKEFIELD, WEST YORKSHIRE, WF1 2BJ	£175,000	13/12/2021	Terraced
12 NOBLE ROAD, OUTWOOD, WAKEFIELD, WEST YORKSHIRE, WF1 2ES	£162,000	10/09/2021	Terraced

Street average: £193,667 (3 sales)

Area average: £136,500 (4 sales)

Capital growth trend

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

5y growth 11.5%

10y growth 67.3%

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

1y (index) 2.8%

5y (index) 22.8%

10y (index) 57.5%

Rental Range

Estimated market rent for Wakefield. Low = conservative, Realistic = average, Optimistic = best case.

Low £717/mo

Realistic £797/mo

Optimistic £877/mo

Based on Local Authority from postcode lookup → Wakefield.

LHA (30th percentile) floor for Wakefield: £723/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View WF1 2BJ

Nearby

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

Type	Name	Distance
Bus stop	Paragon Business Village Paragon Way	0.3 miles
Bus stop	Bradford Road Ruskin Avenue	0.3 miles
Shop	Andrew Kane Hair Design	0.6 miles
Shop	Serenity	0.6 miles
Train station	Outwood	0.9 miles
Train station	Wakefield Westgate	1.5 miles
University	Leeds Trinity University City Campus	6.5 miles
University	Leeds Law School	6.7 miles
Hospital	St James's Hospital A&E	7.2 miles
Hospital	Lincoln Wing - A Block Entrance	7.2 miles

Street-level crime

Category	Count
Violence and sexual offences	58
Anti-social behaviour	26
Criminal damage and arson	20
Vehicle crime	13
Shoplifting	11
Other theft	10
Public order	8
Burglary	7
Other crime	4
Drugs	2
Possession of weapons	2
Total incidents	161

Within 1 mile during May 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
Outwood Grange Academy	Secondary	0.4 miles	Good — 9 Jun 2024
Wrenthorpe Academy	Primary	0.4 miles	Good — 14 May 2014
Pinderfields Hospital PRU	Other	0.4 miles	Good — 3 Jul 2014
Newton Hill Community School	Primary	0.5 miles	Good — 18 Jun 2019
Outwood Primary Academy Ledger Lane	Primary	0.6 miles	Outstanding — 2 May 2019

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, Clifton Place, WF1	£995/mo	3	0.78 miles	OpenRent

Average rent: £995/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.57%

Max investor price (0.8%) £124,375

Target investor price (1%) £99,500

Gross yield 6.8%

Cost-to-rent ratio 14.7×

Monthly cashflow £181/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 4.3%

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).