# 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 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. ## 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:** 16.8% - **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)