# 2 bedroom end of terrace house for sale (WF6 1BN) ## Property Details | Key | Value | |-----|-------| | Address | 19 WOODHOUSE MOUNT, NORMANTON, WEST YORKSHIRE WF6 1BN | | Price | £180,000 | | Bedrooms | 2 | | Bathrooms | 1 | | Council tax | A | | Construction age | England and Wales: 1930-1949 | | Floor area | 92 m² | | Last sold | £175,000 Jan 2023 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** C - **Expiry date:** 06/08/2035 - **Est. upgrade cost to C:** £25,985 ### Recommendations - Q (£7,500 - £11,000) - W1 (£5,000 - £10,000) - G (£220 - £250) - U (£8,000 - £10,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/5200-3937-0122-2502-3853) ## Description FIRST TIME BUYERS DREAM! We are delighted to be able to offer for sale this deceptively SPACIOUS two bedroom end of terrace home in a popular area of Normanton. This property offers a MODERN KITCHEN/DINER, TWO DOUBLE BEDROOMS, LOFT ROOM and large rear garden. This property needs to be viewed to truly appreciate. The property briefly comprises of:- entrance hall, lounge, kitchen/diner, stairs and landing leading to two double bedrooms and main family bathroom, further stairs leading to loft room. To the rear of the property is a tiered garden, initially paved and gated to the side to offer off-street parking, further garden is mainly laid to lawn, at the top is an outhouse offering additional storage. The property is situated in this popular residential area with an easy reach of a good range of local shops, schools and recreational facilities. A broad range of amenities are available in the nearby town centre of Normanton which also has it's own railway station and ready access to the national motorway network.   ## Property Photos - ![Photo](/listings/photos/87460767/695578) - ![Photo](/listings/photos/87460767/695580) - ![Photo](/listings/photos/87460767/695581) - ![Photo](/listings/photos/87460767/695583) - ![Photo](/listings/photos/87460767/695586) - ![Photo](/listings/photos/87460767/695588) - ![Photo](/listings/photos/87460767/695590) - ![Photo](/listings/photos/87460767/695592) - ![Photo](/listings/photos/87460767/695593) - ![Photo](/listings/photos/87460767/695595) - ![Photo](/listings/photos/87460767/695597) - ![Photo](/listings/photos/87460767/695599) - ![Photo](/listings/photos/87460767/695600) - ![Photo](/listings/photos/87460767/695602) - ![Photo](/listings/photos/87460767/695606) - ![Photo](/listings/photos/87460767/695607) - ![Photo](/listings/photos/87460767/695608) - ![Photo](/listings/photos/87460767/695609) - ![Photo](/listings/photos/87460767/695610) - ![Photo](/listings/photos/87460767/695611) - ![Photo](/listings/photos/87460767/695612) - ![Photo](/listings/photos/87460767/695613) - ![Photo](/listings/photos/87460767/695614) - ![Photo](/listings/photos/87460767/695615) - ![Photo](/listings/photos/87460767/695616) ## Floorplans - ![Floorplan 1](/listings/photos/87460767/695617) - Floorplan 1 ## EPC Graphs - ![EPC 1](/listings/photos/87460767/695618) - EPC 1 ## FENSA Certificates This property has 1 FENSA certificate(s) on record. ### FENSA Certificate #10894820 - **Address:** 19 Woodhouse Mount, NORMANTON, WF6 1BN - **Certificate Issued:** 23/03/2015 - **Work Completed:** 02/03/2015 - **Items:** 3 window(s) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 19 WOODHOUSE MOUNT, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BN | £175,000 | 20/01/2023 | 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 | | [Same street] 13 WOODHOUSE MOUNT, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BN | £198,000 | 28/10/2024 | Terraced | | [Same street] 39 WOODHOUSE MOUNT, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BN | £200,000 | 09/08/2024 | Semi-detached | | [Same street] 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 | | [Same street] 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 | | 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 | | 16 ST MICHAELS GREEN, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1PX | £155,755 | 09/09/2022 | Terraced | | 30 ELLINS TERRACE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BL | £125,000 | 19/08/2022 | Terraced | | 45 GOOSEHILL ROAD, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BJ | £135,000 | 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 | | 23 ELLINS TERRACE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BL | £135,000 | 11/03/2022 | Terraced | | 149 CHURCH LANE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1AZ | £108,000 | 09/03/2022 | Terraced | | [Same street] 22 WOODHOUSE MOUNT, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BN | £117,000 | 21/02/2022 | Terraced | | 25 ELLINS TERRACE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BL | £98,000 | 15/02/2022 | Terraced | | [Same street] 17 WOODHOUSE MOUNT, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BN | £140,000 | 28/09/2021 | Terraced | | [Same street] 4 WOODHOUSE MOUNT, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BN | £110,000 | 24/06/2021 | Terraced | **Street average:** £150,357 (7 sales) **Area average:** £117,579 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £162,313 (33 Terraced, WF6, 2024–2026) - **Deviation:** +10.9% ## 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 | 0.38 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:** 0.44% (weak for cashflow) - **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:** 5.3% - **Cost-to-rent:** 18.9× - **Monthly cashflow:** £-18/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -0.4% *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:** £1,957/m² ## 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)