# 2 bedroom link detached house for sale (WF11 8JD)

## Property Details

| Key | Value |
|-----|-------|
| Address | 9 HILL TOP MEWS, KNOTTINGLEY, WEST YORKSHIRE WF11 8JD |
| Price | £130,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Construction age | England and Wales: 1976-1982 |
| Floor area | 59 m² |
| Last sold | £133,000 May 2022 |

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** A
- **Expiry date:** 10/01/2026 — **EXPIRED** (no longer valid for marketing or letting)
- **Current heating cost:** £386/year
- **Est. upgrade cost to C:** £7,533

### Recommendations
- W1 (£800 - £1,200)
- C (£15 - £30)
- E (£10)
- F (£200 - £400)
- N (£4,000 - £6,000)
- O3 (£1,000 - £1,400)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9498-6081-7279-4816-7970)

## Description

**SUMMARY**

A two bedroom end of terrace property in a prime location, with a garage to the rear and off street parking spaces. This property is close by to shops railway station and excellent motorway links.

**DESCRIPTION**

Ideal for the first time buyer or small family purchaser is this two bedroom end-town house. Situated in this convenient location close to all amenities and with easy access to the motorway network. Having neutral decor a newly fitted shower room, the property has the usual requirements of gas central heating and UPVC double glazing. The internal accommodation, which must be viewed to be fully appreciated briefly comprises: Side entrance, lounge, fitted kitchen, to the first floor there are 2 good size bedrooms and newly fitted shower room. Outside to the front of the property there is a garden whilst to the rear there is a further attractive garden and single garage with a pitch roof.

**Summary** 

Ideal for the first time buyer or small family purchaser is this two bedroom end town house. Situated in this convenient location close to all amenities and with easy access to the motorway network. Having neutral decor a newly fitted shower room, the property has the usual requirements of gas central heating and UPVC double glazing. The internal accommodation, which must be viewed to be fully appreciated briefly comprises: Side entrance, lounge, fitted kitchen, to the first floor there are 2 good size bedrooms and newly fitted shower room. Outside to the front of the property there is a garden whilst to the rear there is a further attractive garden and single garage with a pitch roof.

**Entrance Hall** 

With a side door and under stairs cupboard.

**Lounge** 11' 2" x 16' 10" ( 3.40m x 5.13m )

With a double glazed window to the front aspect and a gas central heating radiator.

**Kitchen** 8' 10" x 11' 1" ( 2.69m x 3.38m )

A fitted kitchen consisting of wall and base units with work surfaces over, a stainless bowl and half sink and drainer, tiling to splash back, an electric oven, gas hob, cooker hood, plumbing for a washing machine, central heating boiler, gas central heating radiator, a UPVC door to the garden and a double glazed window to the rear aspect.

**Landing** 

With a double glazed window to the side aspect.

**Bedroom One** 10' 5" x 11' 2" ( 3.17m x 3.40m )

With a double glazed window to the front aspect, wardrobes and a gas central heating radiator.

**Bedroom Two** 8' 5" x 11' 2" ( 2.57m x 3.40m )

With a double glazed window to the rear aspect, cupboards and a gas central heating radiator.

**Bathroom** 

A suite consisting of a low level flush wc, wash hand basin set in a vanity unit, shower cubicle, part tiling, extractor fan and a heated towel rail.

**Front Garden** 

Lawned garden and access to a path.

**Rear Garden** 

Outside tap and a lawned garden

**Garage** 

With power, light, electric up and over door and a pitch roof to fit a car.

**Vendors Comments** 

Boiler is 2 years old and serviced

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. The measurements indicated are supplied for guidance only and as such must be considered incorrect.

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/117726032/739624)
- ![Photo](/listings/photos/117726032/739626)
- ![Photo](/listings/photos/117726032/739628)
- ![Photo](/listings/photos/117726032/739631)
- ![Photo](/listings/photos/117726032/739633)
- ![Photo](/listings/photos/117726032/739635)
- ![Photo](/listings/photos/117726032/739636)
- ![Photo](/listings/photos/117726032/739638)
- ![Photo](/listings/photos/117726032/739640)
- ![Photo](/listings/photos/117726032/739642)
- ![Photo](/listings/photos/117726032/739643)
- ![Photo](/listings/photos/117726032/739644)
- ![Photo](/listings/photos/117726032/739645)
- ![Photo](/listings/photos/117726032/739646)

## Floorplans

- ![Floorplan 1](/listings/photos/117726032/739647) - Floorplan 1

## EPC Graphs

- ![EPC](/listings/photos/117726032/739648) - EPC

## FENSA Certificates

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

### FENSA Certificate #15853364
- **Address:** 9 Hill Top Mews, KNOTTINGLEY, WF11 8JD
- **Certificate Issued:** 16/07/2023
- **Work Completed:** 05/07/2023
- **Items:** 9 window(s), 2 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 9 HILL TOP MEWS, KNOTTINGLEY, WAKEFIELD, WEST YORKSHIRE, WF11 8JD | £133,000 | 20/05/2022 | 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 |
|---------|-------|------|------|
| [Same street] 10 HILL TOP MEWS, KNOTTINGLEY, WAKEFIELD, WEST YORKSHIRE, WF11 8JD | £142,000 | 21/01/2026 | Terraced |
| 14 MIDDLETON WAY, KNOTTINGLEY, WAKEFIELD, WEST YORKSHIRE, WF11 8HA | £203,000 | 30/10/2025 | Detached |
| GRANGEFIELD HILL TOP, KNOTTINGLEY, WAKEFIELD, WEST YORKSHIRE, WF11 8EB | £395,000 | 06/01/2025 | Detached |
| [Same street] 3 HILL TOP MEWS, KNOTTINGLEY, WAKEFIELD, WEST YORKSHIRE, WF11 8JD | £105,000 | 23/01/2024 | Terraced |
| 33 MARINE VILLA ROAD, KNOTTINGLEY, WAKEFIELD, WEST YORKSHIRE, WF11 8ER | £200,000 | 09/10/2023 | Detached |
| 55A HILL TOP, KNOTTINGLEY, WAKEFIELD, WEST YORKSHIRE, WF11 9AQ | £500,000 | 04/07/2023 | Detached |
| 4 CLEVELAND AVENUE, KNOTTINGLEY, WAKEFIELD, WEST YORKSHIRE, WF11 8EN | £255,000 | 05/08/2022 | Detached |
| [Same street] 3 HILL TOP MEWS, KNOTTINGLEY, WAKEFIELD, WEST YORKSHIRE, WF11 8JD | £110,000 | 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 |

**Street average:** £119,600 (5 sales)
**Area average:** £310,600 (5 sales)

## Price vs local average

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

- **Local average:** £341,704 (15 Detached, WF11, 2024–2026)
- **Deviation:** -62%

## 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 | 0.16 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 | 0.7 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:** 0.62% (weak for cashflow)
- **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:** 7.4%
- **Cost-to-rent:** 13.5×
- **Monthly cashflow:** £183/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 5.8%

*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:** £2,203/m²

## Capital growth trend

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

- **5y growth:** 45.8%
- **10y growth:** 99.1%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 3%
- **5y growth (index):** 24.2%
- **10y growth (index):** 57.8%

## 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)