# 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 |
| Last sold | £105,000 Aug 2018 |

## 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).*

## 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)