Sold Semi-detached

35 WOODHOUSE MOUNT

NORMANTON, WEST YORKSHIRE WF6 1BN

3 beds 1 baths 1,087 sq ft Listed 8 Jun 2018 (-2936d)

£110,000

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# 3 bedroom semi-detached house for sale (WF6 1BN)

## Property Details

| Key | Value |
|-----|-------|
| Address | 35 WOODHOUSE MOUNT, NORMANTON, WEST YORKSHIRE WF6 1BN |
| Price | £110,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Construction age | England and Wales: before 1900 |
| Floor area | 101 m² |
| Last sold | £105,000 Aug 2018 |

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** B
- **Expiry date:** 31/05/2028

### Recommendations
- Q (14,000)
- W2 (6,000)
- C (30)
- I (3,000)
- N (6,000)
- O (6,500)
- U (8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8148-7426-5510-3859-8902)

## Description

**** **** Available with immediate vacant possession and having no chain involved is this three bedroom semi detached house which benefits from two reception rooms, kitchen with walk-in pantry, three good sized bedrooms and the house bathroom, with larger than average rear garden.  The property does require a certain amount of modernisation but an internal inspection is strongly recommended.

The accommodation fully comprises entrance hall, living room, dining room, kitchen, understairs storage cupboard, walk-in pantry cupboard, staircase to the first floor landing where there are three bedrooms and the house bathroom/w.c.  Outside, there is an attractive lawned garden to the front with paved pathway leading to the rear garden.  To the rear, there is a paved patio, pleasant lawned garden, mature trees and shrubs, all in need of landscaping.

The property is located in Normanton town centre which benefits from supermarkets and its own railway station.  For those wishing to travel further afield there is a direct link via the M62 motorway making centres such as Manchester and Leeds accessible on a daily basis by car.

All in all this is a pleasant property which does require a certain amount of modernisation and an internal inspection comes highly recommended.

**ACCOMMODATION** ****

**ENTRANCE** **HALL** **** Timber framed front entrance door with sunlight above leading into the entrance hall.  Central heating radiator, staircase to the first floor landing and doors to the dining room and living room.

**LIVING** **ROOM** **12' 3" x 11' 11" (3.75m x 3.65m)** Timber framed single glazed walk-in bay window to the front, ornate coving to the ceiling, ceiling rose, picture rail, gas fire on a tiled hearth with tiled decorative surround and central heating radiator.

**DINING** **ROOM** **12' 8" x 11' 11" (3.88m x 3.65m)** Timber framed single glazed window to the rear, picture rail, central heating radiator, gas fire on a tiled hearth with tiled decorative surround and two double storage cupboards. Door to the kitchen.

**KITCHEN** **10' 11" x 10' 3" (3.33m x 3.13m)** A range of wall and base units with laminate work surface and stainless steel sink and drainer. Plumbing for a washing machine, space for a tall fridge/freezer, space for a cooker, back boiler gas fire, large understairs storage cupboard, central heating radiator, timber rear side entrance door, timber framed single glazed window to the side and door to the walk-in pantry cupboard.

**PANTRY** **5' 6" x 4' 4" (1.70m x 1.33m)** Timber framed single glazed frosted window to the rear and shelving.

**OUTSIDE** **W.C.** **** Low flush w.c. and timber framed single glazed window to the side.

**FIRST** **FLOOR** **LANDING** **** Doors to three bedrooms and the house bathroom/w.c.

**BEDROOM** **ONE** **12' 0" x 15' 10" (3.67m x 4.83m)** Timber framed single glazed window to the front and central heating radiator.

**BEDROOM** **TWO** **11' 11" x 9' 11" (3.65m x 3.04m)** Timber framed single glazed window to the rear and central heating radiator.

**BEDROOM** **THREE** **7' 9" x 10' 4" (2.37m x 3.16m)** Timber framed single glazed window to the front, central heating radiator and two doors leading to an airing cupboard.

**HOUSE** **BATHROOM/W.C.** **5' 6" x 7' 5" (1.68m x 2.27m)** Three piece suite comprising panelled bath with electric shower over, pedestal wash basin and low flush w.c.  Timber framed single glazed frosted window to the side and central heating radiator.

**OUTSIDE** **** To the front of the property there is an attractive lawned front garden with steps leading up to a paved pathway leading to the front entrance door and by the side of the property into the rear garden.  There is a paved patio area to the rear, perfect for entertaining and dining purposes, timber store unit, greenhouse, attractive lawned garden, further timber door providing access to a storage cupboard and further door which provides access to an outside w.c.  The rear garden is a of a good size but requires maintenance.

**VIEWINGS** **** To view please contact our Normanton office and they will be pleased to arrange a suitable appointment.

**EPC** **RATING** **** To view the full Energy Performance Certificate please call into one of our six local offices.

**LAYOUT** **PLANS** **** These floor plans are intended as a rough guide only and are not to be intended as an exact representation and should not be scaled.  We cannot confirm the accuracy of the measurements or details of these floor plans.

## Property Photos

- ![Photo](/listings/photos/65691169/695681)
- ![Photo](/listings/photos/65691169/695683)
- ![Photo](/listings/photos/65691169/695685)
- ![Photo](/listings/photos/65691169/695686)
- ![Photo](/listings/photos/65691169/695687)
- ![Photo](/listings/photos/65691169/695688)

## Floorplans

- ![Floorplan 1](/listings/photos/65691169/695689) - Floorplan 1
- ![Floorplan 2](/listings/photos/65691169/695690) - Floorplan 2

## EPC Graphs

- ![EPC 1](/listings/photos/65691169/695691) - EPC 1

## FENSA Certificates

This property has 3 FENSA certificate(s) on record.

### FENSA Certificate #598593
- **Address:** 35 Woodhouse Mount, Normanton, WF6 1BN
- **Certificate Issued:** 26/08/2003
- **Work Completed:** 20/03/2003
- **Items:** 1 window(s)

### FENSA Certificate #13369857
- **Address:** 35 Woodhouse Mount, NORMANTON, WF6 1BN
- **Certificate Issued:** 04/02/2019
- **Work Completed:** 21/12/2018
- **Items:** 7 window(s), 2 door(s)

### FENSA Certificate #17248522
- **Address:** 35 Woodhouse Mount, NORMANTON, WF6 1BN
- **Certificate Issued:** 19/04/2026
- **Work Completed:** 03/03/2026
- **Items:** 1 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 35 WOODHOUSE MOUNT, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BN | £105,000 | 31/08/2018 | 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 |
|---------|-------|------|------|
| 14 JUBILEE AVENUE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1DW | £148,000 | 22/07/2025 | Semi-detached |
| [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 |
| 50 GARTH AVENUE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1DJ | £157,000 | 19/12/2023 | Semi-detached |
| [Same street] 16 WOODHOUSE MOUNT, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BN | £115,000 | 18/08/2023 | Terraced |
| 5 HOLLY TREE MEWS, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1FR | £192,000 | 28/07/2023 | Semi-detached |
| 15 KINGSWAY, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1DD | £155,000 | 26/05/2023 | Semi-detached |
| 2 JUBILEE AVENUE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1DW | £147,000 | 17/02/2023 | Semi-detached |
| [Same street] 19 WOODHOUSE MOUNT, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BN | £175,000 | 20/01/2023 | Terraced |
| 60 JUBILEE AVENUE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1DS | £165,000 | 30/09/2022 | Semi-detached |
| 19 GOOSEHILL ROAD, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BJ | £130,000 | 06/09/2022 | Semi-detached |
| [Same street] 22 WOODHOUSE MOUNT, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BN | £117,000 | 21/02/2022 | Terraced |
| 70 JUBILEE AVENUE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1DS | £105,000 | 12/11/2021 | Semi-detached |
| 4 GARTH HOUSE MEWS, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1FH | £162,000 | 25/10/2021 | Semi-detached |
| [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:** £153,438 (8 sales)
**Area average:** £151,222 (9 sales)

## Price vs local average

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

- **Local average:** £244,389 (27 Semi-detached, WF6, 2024–2026)
- **Deviation:** -55%

## 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):** £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, The Meadow, WF6 | £850/mo | 3 | 0.4 miles | OpenRent |
| 3 Bed Semi-Detached House, Dodsworth Crescent, WF6 | £895/mo | 3 | 0.48 miles | OpenRent |

**Average rent: £873/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.79% (weak for cashflow)
- **Max investor price (0.8%):** £109,125
- **Target investor price (1%):** £87,300

*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 £873/mo).*

- **Gross yield:** 9.5%
- **Cost-to-rent:** 10.5×
- **Monthly cashflow:** £328/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 12.3%

*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:** £1,089/m²

## Capital growth trend

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

- **5y growth:** 50.8%
- **10y growth:** 99.8%

## House Price Index (HM Land Registry)

*Official index for Wakefield; Semi-detached series; as of March 2026.*

- **1y growth (index):** 3.8%
- **5y growth (index):** 26.3%
- **10y growth (index):** 61.4%

## 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)

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Property details

Tenure

FREEHOLD

Floor area

101 m²

EPC rating

Year built

England and Wales: before 1900

Last sold

£105,000 Aug 2018

Price per m²

£1,089/m²

Local average

£244,389 (-55%)

Deprivation

Decile 2 (4,338 of 33,755)

Street crime

129 incidents within 1 mile (Apr 2026)

Key features

Semi Detached House
Three Bedrooms
Two Reception Rooms
Large Rear Garden
Requires Modernisation
Offers Much Potential
No Chain
EPC Rating E47

Additional details

Parking: On street
Garden: Yes

Description

** Available with immediate vacant possession and having no chain involved is this three bedroom semi detached house which benefits from two reception rooms, kitchen with walk-in pantry, three good sized bedrooms and the house bathroom, with larger than average rear garden. The property does require a certain amount of modernisation but an internal inspection is strongly recommended.

The accommodation fully comprises entrance hall, living room, dining room, kitchen, understairs storage cupboard, walk-in pantry cupboard, staircase to the first floor landing where there are three bedrooms and the house bathroom/w.c. Outside, there is an attractive lawned garden to the front with paved pathway leading to the rear garden. To the rear, there is a paved patio, pleasant lawned garden, mature trees and shrubs, all in need of landscaping.

The property is located in Normanton town centre which benefits from supermarkets and its own railway station. For those wishing to travel further afield there is a direct link via the M62 motorway making centres such as Manchester and Leeds accessible on a daily basis by car.

All in all this is a pleasant property which does require a certain amount of modernisation and an internal inspection comes highly recommended.

ACCOMMODATION

ENTRANCE HALL Timber framed front entrance door with sunlight above leading into the entrance hall. Central heating radiator, staircase to the first floor landing and doors to the dining room and living room.

LIVING ROOM 12' 3" x 11' 11" (3.75m x 3.65m) Timber framed single glazed walk-in bay window to the front, ornate coving to the ceiling, ceiling rose, picture rail, gas fire on a tiled hearth with tiled decorative surround and central heating radiator.

DINING ROOM 12' 8" x 11' 11" (3.88m x 3.65m) Timber framed single glazed window to the rear, picture rail, central heating radiator, gas fire on a tiled hearth with tiled decorative surround and two double storage cupboards. Door to the kitchen.

KITCHEN 10' 11" x 10' 3" (3.33m x 3.13m) A range of wall and base units with laminate work surface and stainless steel sink and drainer. Plumbing for a washing machine, space for a tall fridge/freezer, space for a cooker, back boiler gas fire, large understairs storage cupboard, central heating radiator, timber rear side entrance door, timber framed single glazed window to the side and door to the walk-in pantry cupboard.

PANTRY 5' 6" x 4' 4" (1.70m x 1.33m) Timber framed single glazed frosted window to the rear and shelving.

OUTSIDE W.C. Low flush w.c. and timber framed single glazed window to the side.

FIRST FLOOR LANDING Doors to three bedrooms and the house bathroom/w.c.

BEDROOM ONE 12' 0" x 15' 10" (3.67m x 4.83m) Timber framed single glazed window to the front and central heating radiator.

BEDROOM TWO 11' 11" x 9' 11" (3.65m x 3.04m) Timber framed single glazed window to the rear and central heating radiator.

BEDROOM THREE 7' 9" x 10' 4" (2.37m x 3.16m) Timber framed single glazed window to the front, central heating radiator and two doors leading to an airing cupboard.

HOUSE BATHROOM/W.C. 5' 6" x 7' 5" (1.68m x 2.27m) Three piece suite comprising panelled bath with electric shower over, pedestal wash basin and low flush w.c. Timber framed single glazed frosted window to the side and central heating radiator.

OUTSIDE To the front of the property there is an attractive lawned front garden with steps leading up to a paved pathway leading to the front entrance door and by the side of the property into the rear garden. There is a paved patio area to the rear, perfect for entertaining and dining purposes, timber store unit, greenhouse, attractive lawned garden, further timber door providing access to a storage cupboard and further door which provides access to an outside w.c. The rear garden is a of a good size but requires maintenance.

VIEWINGS To view please contact our Normanton office and they will be pleased to arrange a suitable appointment.

EPC RATING To view the full Energy Performance Certificate please call into one of our six local offices.

LAYOUT PLANS ** These floor plans are intended as a rough guide only and are not to be intended as an exact representation and should not be scaled. We cannot confirm the accuracy of the measurements or details of these floor plans.

Listed by

Normanton

Richard Kendall

Reference: 65691169

EPC Rating & Upgrade Cost

Current rating: E

Potential rating: B

Inspection date: 01/06/2018

Expiry date: 31/05/2028

EPC E or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

50 mm internal or external wall insulation (14,000)
Floor insulation (solid floor) (6,000)
Increase hot water cylinder insulation (30)
Replace boiler with new condensing boiler (3,000)
Solar water heating (6,000)
Replace single glazed windows with low-E double glazing (6,500)
Solar photovoltaic panels, 2.5 kWp (8,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

Floorplan 2

EPC Graphs

EPC 1

FENSA Certificates

This property has 3 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #598593

Property Details

Street: 35 Woodhouse Mount

Town: Normanton

Postcode: WF6 1BN

Installation Details

Items: 1 window

Certificate Issued: 26/08/2003

Work Completed: 20/03/2003

This certificate data was retrieved from FENSA's database

FENSA Certificate #13369857

Property Details

Street: 35 Woodhouse Mount

Town: NORMANTON

Postcode: WF6 1BN

Installation Details

Items: 7 windows and 2 doors

Certificate Issued: 04/02/2019

Work Completed: 21/12/2018

This certificate data was retrieved from FENSA's database

FENSA Certificate #17248522 Recent

Property Details

Street: 35 Woodhouse Mount

Town: NORMANTON

Postcode: WF6 1BN

Installation Details

Items: 1 window

Certificate Issued: 19/04/2026

Work Completed: 03/03/2026

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

Event	Date	Price	% change
Sold	31/08/2018 (7 years ago)	£105,000	—

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
14 JUBILEE AVENUE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1DW	£148,000	22/07/2025	Semi-detached
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
50 GARTH AVENUE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1DJ	£157,000	19/12/2023	Semi-detached
Same street 16 WOODHOUSE MOUNT, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BN	£115,000	18/08/2023	Terraced
5 HOLLY TREE MEWS, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1FR	£192,000	28/07/2023	Semi-detached
15 KINGSWAY, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1DD	£155,000	26/05/2023	Semi-detached
2 JUBILEE AVENUE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1DW	£147,000	17/02/2023	Semi-detached
Same street 19 WOODHOUSE MOUNT, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BN	£175,000	20/01/2023	Terraced
60 JUBILEE AVENUE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1DS	£165,000	30/09/2022	Semi-detached
19 GOOSEHILL ROAD, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BJ	£130,000	06/09/2022	Semi-detached
Same street 22 WOODHOUSE MOUNT, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BN	£117,000	21/02/2022	Terraced
70 JUBILEE AVENUE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1DS	£105,000	12/11/2021	Semi-detached
4 GARTH HOUSE MEWS, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1FH	£162,000	25/10/2021	Semi-detached
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: £153,438 (8 sales)

Area average: £151,222 (9 sales)

Capital growth trend

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

5y growth 50.8%

10y growth 99.8%

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

1y (index) 3.8%

5y (index) 26.3%

10y (index) 61.4%

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: £723/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
3 Bed Terraced House, The Meadow, WF6	£850/mo	3	0.4 miles	OpenRent
3 Bed Semi-Detached House, Dodsworth Crescent, WF6	£895/mo	3	0.48 miles	OpenRent

Average rent: £873/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.79%

Max investor price (0.8%) £109,125

Target investor price (1%) £87,300

Gross yield 9.5%

Cost-to-rent ratio 10.5×

Monthly cashflow £328/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 12.3%

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).