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

## Property Details

| Key | Value |
|-----|-------|
| Address | 6 HILL TOP MEWS, KNOTTINGLEY, KNOTTINGLEY, WEST YORKSHIRE WF11 8JD |
| Price | £99,999 |
| Bedrooms | 2 |
| Last sold | £53,000 Aug 2002 |

## Description

We are pleased to offer to the market this two bedroom mid-town house.  The property benefits from gas central heating and uPVC double glazing throughout.  The accommodation briefly comprises on the ground floor of an entrance hall, lounge and kitchen diner.  To the first floor are the two bedrooms and house bathroom.  There are gardens to the front and rear of the property with a driveway providing off street parking.

**Entrance Hall**

With uPVC entrance door with tiled flooring.

**Lounge**

16' 11" x 11' 3" (5.15m x 3.43m) 

With uPVC double glazed window, gas central heated radiator, coving to ceiling, laminate flooring, telephone and television points, fireplace with tiled inset and wood surround.

**Kitchen Diner**

12' 1" x 11' 3" (3.68m x 3.44m) 

With uPVC double glazed window, uPVC double glazed external door leading out into the rear garden, gas central heated radiator, boiler,  tiled flooring and storage cupboard.  The kitchen comprises of a range of  matching wall and base units with display cabinets, roll edged work tops, tiled walls, integrated appliances, gas hob and electric oven, one and a half bowl sink with mixer tap over.

**Landing**

With access to loft.

**Bedroom One**

11' 2" x 11' 1" (3.39m x 3.39m) 

With uPVC double glazed window, gas central heated radiator and laminate flooring.

**Bedroom Two**

11' 3" x 8' 6" (3.44m x 2.59m) 

With uPVC double glazed window, gas central heated radiator, storage cupboard and laminate flooring.

**Bathroom**

With gas central heated radiator, extractor fan, tiled walls and tiled flooring.  The bathroom suite comprises of a panelled bath with shower over, a low level flush w.c and pedstal wash basin.

**Garden**

To the front of the property there is a lawned garden with various shrubs and borders.  To the rear of the property there is a garden with lawn, a patio area, fencing and lighting.  There is a driveway providing off-street parking.

## Property Photos

- ![Photo](/listings/photos/18142502/739709)
- ![Photo](/listings/photos/18142502/739710)
- ![Photo](/listings/photos/18142502/739711)
- ![Photo](/listings/photos/18142502/739712)
- ![Photo](/listings/photos/18142502/739713)

## FENSA Certificates

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

### FENSA Certificate #9431042
- **Address:** 6 Hill Top Mews, KNOTTINGLEY, WF11 8JD
- **Certificate Issued:** 18/03/2013
- **Work Completed:** 01/03/2013
- **Items:** 1 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 6 HILL TOP MEWS, KNOTTINGLEY, WAKEFIELD, WEST YORKSHIRE, WF11 8JD | £53,000 | 30/08/2002 | 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 |
| [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 | 0.16 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:** 0.8% (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:** 64.4%
- **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)