Sold Terraced

12 WOODHOUSE MOUNT

NORMANTON, NORMANTON, WEST YORKSHIRE WF6 1BN

2 beds 743 sq ft Listed 28 Sep 2006 (-7205d)

£93,950

Save
Property photo

Photo 1

/ 1

Property details

Floor area

69 m²

EPC rating

E

Year built

England and Wales: 1900-1929

Last sold

£86,500 Jul 2007

Price per m²

£1,362/m²

Local average

£162,313 (-42.1%)

Deprivation

Decile 2 (4,338 of 33,755)

Street crime

129 incidents within 1 mile (Apr 2026)

Key features

  • Attractive Mid Terrace
  • Two Double Bedrooms
  • Two Reception Rooms
  • Extended Accommodation
  • Gas Central Heating
  • Popular Location
  • Ideal First Home
  • No Chain

Description

Being located in this pleasant and sought after area of Normanton close to local shop, schools and amenities is this attractive and deceptively spacious extended two bedroom mid terraced property, which offers excellent potential for the first time buyer or rental investor. Having majority Upvc double glazing and gas central heating comprising:- spacious lounge, dining room with understairs storage, fitted kitchen, rear lobby, house bathroom. first floor:- two double bedrooms and enclosed gardens. Early viewing essential No Chain

Listed by

Normanton

Beaumont Residential

Reference: 13122965

EPC Rating & Upgrade Cost

Current rating: E

Potential rating: C

Inspection date: 14/06/2019

Expiry date: 13/06/2029

Est. upgrade cost to C: £27,090

Recommendations

  • Flat roof or sloping ceiling insulation (£850 - £1,500)
  • 50 mm internal or external wall insulation (£4,000 - £14,000)
  • Floor insulation (solid floor) (£4,000 - £6,000)
  • Low energy lighting for all fixed outlets (£15)
  • Upgrade heating controls (£350 - £450)
  • Solar water heating (£4,000 - £6,000)
  • Solar photovoltaic panels, 2.5 kWp (£5,000 - £8,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Price history

Event Date Price % change
Sold 25/07/2007 (18 years ago) £86,500 —

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
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
13 WOODHOUSE MOUNT, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BN £198,000 28/10/2024 Terraced
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
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
19 WOODHOUSE MOUNT, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BN £175,000 20/01/2023 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
45 GOOSEHILL ROAD, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BJ £135,000 19/08/2022 Terraced
30 ELLINS TERRACE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BL £125,000 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

Area average: £125,767 (20 sales)

Capital growth trend

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

5y growth 20.4%
10y growth 83.3%

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

1y (index) 3%
5y (index) 25.1%
10y (index) 61.3%

Rental Range

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

Low £712/mo
Realistic £791/mo
Optimistic £870/mo

Based on Local Authority from postcode lookup → Wakefield.

LHA (30th percentile) floor for Wakefield: £593/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View WF6 1BN

Nearby

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

Type Name Distance
Bus stop Wakefield Road Hope Street 0.1 miles
Bus stop Wakefield Road Goosehill Road 0.1 miles
Shop Palmers Garage 0.4 miles
Shop The Colour Room 0.5 miles
Train station Normanton 0.6 miles
Train station Streethouse 1.5 miles
Hospital Pontefract Hospital 4.8 miles
Hospital Holgate Hospital 6.1 miles
University Leeds Law School 8.9 miles
University Northern Film School 9.1 miles

Street-level crime

Category Count
Violence and sexual offences 51
Anti-social behaviour 20
Public order 14
Shoplifting 12
Criminal damage and arson 10
Vehicle crime 7
Other theft 6
Other crime 5
Burglary 2
Drugs 2
Total incidents 129

Within 1 mile during Apr 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
Newlands Primary School Primary 0.1 miles Good — 15 Oct 2019
Normanton Junior Academy Primary 0.4 miles Good — 30 Apr 2018
Outwood Academy Freeston Secondary 0.5 miles Requires improvement — 18 Jan 2023
Normanton All Saints CofE Infant School Primary 0.6 miles Outstanding — 20 May 2013
Normanton Altofts Junior School Primary 0.8 miles Requires improvement — 21 May 2023

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 0.37 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)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.85%
Max investor price (0.8%) £99,375
Target investor price (1%) £79,500
Gross yield 10.2%
Cost-to-rent ratio 9.8×
Monthly cashflow £321/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term
Cash-on-cash ROI 14.1%
  • 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).