# 2 bedroom semi-detached house for sale (WF1 2GU)

## Property Details

| Key | Value |
|-----|-------|
| Address | 12 SINTERING CLOSE, WAKEFIELD, WEST YORKSHIRE WF1 2GU |
| Price | £219,950 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | B |
| Floor area | 58 m² |
| Last sold | £211,000 Mar 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** A
- **Current heating cost:** £189/year
- **Est. upgrade cost to C:** £9,500

### Recommendations
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9291-9461-0832-4197-1223)

## Description

Charming two-bedroom semi-detached house with modern finishes. Features a spacious garden, patio, and off-street parking. This property offers a perfect blend of comfort and convenience. Perfect for small families or professionals seeking a peaceful retreat. Viewings highly recommended.

Holroyd Miller have pleasure in offering for sale this superbly presented modern semi-detached house occupying a convenient and pleasant cul de sac position close to the city centre of Wakefield and its excellent range of amenities. Ideal for those wishing to commute further afield with access to the M1/M62 motorway network, Wakefield Westgate train station ideal for those travelling to Leeds, London or Edinburgh. The property offers a move with a minimum of fuss, ideal for the first time buyer. Having gas central heating, PVCu double glazing and comprising entrance hallway, ground floor cloakroom/wc, living room with useful understairs storage, stunning open plan kitchen/diner with a range of white fronted wall and base units, built in appliances, double glazed door leading onto the rear garden. To the first floor, two double bedrooms, stunning house bathroom with modern white suite with shower over bath. Outside, double width driveway provides ample off street parking, to the rear enclosed rear garden with paved patio. A popular and convenient position. Offered with No Chain, Viewing Essential.

## Property Photos

- ![Picture No. 02](/listings/photos/153742535/359901) - Picture No. 02
- ![Picture No. 06](/listings/photos/153742535/359902) - Picture No. 06
- ![Picture No. 10](/listings/photos/153742535/359903) - Picture No. 10
- ![Picture No. 09](/listings/photos/153742535/359904) - Picture No. 09
- ![Picture No. 05](/listings/photos/153742535/359905) - Picture No. 05
- ![Picture No. 08](/listings/photos/153742535/359908) - Picture No. 08
- ![Picture No. 07](/listings/photos/153742535/359911) - Picture No. 07
- ![Picture No. 13](/listings/photos/153742535/359914) - Picture No. 13
- ![Picture No. 12](/listings/photos/153742535/359917) - Picture No. 12
- ![Picture No. 17](/listings/photos/153742535/359919) - Picture No. 17
- ![Picture No. 16](/listings/photos/153742535/359922) - Picture No. 16
- ![Picture No. 11](/listings/photos/153742535/359925) - Picture No. 11
- ![Picture No. 14](/listings/photos/153742535/359927) - Picture No. 14
- ![Picture No. 04](/listings/photos/153742535/359930) - Picture No. 04
- ![Picture No. 15](/listings/photos/153742535/359933) - Picture No. 15
- ![Picture No. 03](/listings/photos/153742535/359936) - Picture No. 03
- ![Picture No. 18](/listings/photos/153742535/359938) - Picture No. 18
- ![Picture No. 19](/listings/photos/153742535/359940) - Picture No. 19

## Floorplans

- ![Floorplan](/listings/photos/153742535/359943) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/153742535/359944) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 12 SINTERING CLOSE, WAKEFIELD, WEST YORKSHIRE, WF1 2GU | £211,000 | 13/03/2025 | Semi-detached |
| 12 SINTERING CLOSE, WAKEFIELD, WEST YORKSHIRE, WF1 2GU | £204,950 | 21/12/2022 | 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 |
|---------|-------|------|------|
| 5 PLOVER CRESCENT, WAKEFIELD, WEST YORKSHIRE, WF1 2GW | £275,000 | 09/01/2026 | Semi-detached |
| 33 PLOVER CRESCENT, WAKEFIELD, WEST YORKSHIRE, WF1 2GW | £265,000 | 19/12/2025 | Semi-detached |
| 32 LIMESTONE ROAD, WAKEFIELD, WEST YORKSHIRE, WF1 2GL | £200,000 | 19/12/2025 | Semi-detached |
| 17 PLOVER CRESCENT, WAKEFIELD, WEST YORKSHIRE, WF1 2GW | £200,000 | 28/11/2025 | Semi-detached |
| 2 SINTERING CRESCENT, WAKEFIELD, WEST YORKSHIRE, WF1 2GN | £330,000 | 21/11/2025 | Semi-detached |
| 14 WHITEGATES CLOSE, WAKEFIELD, WEST YORKSHIRE, WF1 2AR | £250,000 | 12/11/2025 | Semi-detached |
| 6 WHITEHALL CRESCENT, WAKEFIELD, WEST YORKSHIRE, WF1 2AF | £195,000 | 25/07/2025 | Semi-detached |
| 157 BRADFORD ROAD, WAKEFIELD, WEST YORKSHIRE, WF1 2AP | £300,000 | 02/05/2025 | Semi-detached |
| [Same street] 9 SINTERING CLOSE, WAKEFIELD, WEST YORKSHIRE, WF1 2GU | £118,000 | 21/12/2023 | Terraced |
| [Same street] 19 SINTERING CLOSE, WAKEFIELD, WEST YORKSHIRE, WF1 2GU | £102,000 | 21/12/2023 | Terraced |
| [Same street] 21 SINTERING CLOSE, WAKEFIELD, WEST YORKSHIRE, WF1 2GU | £102,000 | 21/12/2023 | Terraced |
| [Same street] 23 SINTERING CLOSE, WAKEFIELD, WEST YORKSHIRE, WF1 2GU | £102,000 | 21/12/2023 | Terraced |
| [Same street] 11 SINTERING CLOSE, WAKEFIELD, WEST YORKSHIRE, WF1 2GU | £118,000 | 21/12/2023 | Terraced |
| [Same street] 25 SINTERING CLOSE, WAKEFIELD, WEST YORKSHIRE, WF1 2GU | £102,000 | 21/12/2023 | Terraced |
| [Same street] 15 SINTERING CLOSE, WAKEFIELD, WEST YORKSHIRE, WF1 2GU | £118,000 | 21/12/2023 | Terraced |
| [Same street] 27 SINTERING CLOSE, WAKEFIELD, WEST YORKSHIRE, WF1 2GU | £102,000 | 21/12/2023 | Terraced |
| [Same street] 17 SINTERING CLOSE, WAKEFIELD, WEST YORKSHIRE, WF1 2GU | £102,000 | 21/12/2023 | Terraced |
| [Same street] 29 SINTERING CLOSE, WAKEFIELD, WEST YORKSHIRE, WF1 2GU | £199,950 | 30/11/2023 | Semi-detached |
| 26 WHITEHALL RISE, WAKEFIELD, WEST YORKSHIRE, WF1 2AL | £310,000 | 27/10/2023 | Semi-detached |
| 103 RUBY STREET, WAKEFIELD, WEST YORKSHIRE, WF1 2GA | £210,000 | 16/10/2023 | Semi-detached |
| 37 SINTERING CRESCENT, WAKEFIELD, WEST YORKSHIRE, WF1 2GN | £97,715 | 29/09/2023 | Semi-detached |
| 73 BRADFORD ROAD, WAKEFIELD, WEST YORKSHIRE, WF1 2AA | £451,382 | 29/09/2023 | Semi-detached |
| 35 SINTERING CRESCENT, WAKEFIELD, WEST YORKSHIRE, WF1 2GN | £97,715 | 29/09/2023 | Semi-detached |
| 20 LANCASTER AVENUE, WAKEFIELD, WEST YORKSHIRE, WF1 2ZG | £352,000 | 17/07/2023 | Semi-detached |
| 16 PLOVER CRESCENT, WAKEFIELD, WEST YORKSHIRE, WF1 2GW | £220,000 | 31/01/2023 | Semi-detached |
| [Same street] 18 SINTERING CLOSE, WAKEFIELD, WEST YORKSHIRE, WF1 2GU | £239,950 | 22/12/2022 | Semi-detached |
| [Same street] 24 SINTERING CLOSE, WAKEFIELD, WEST YORKSHIRE, WF1 2GU | £334,950 | 22/12/2022 | Detached |
| [Same street] 16 SINTERING CLOSE, WAKEFIELD, WEST YORKSHIRE, WF1 2GU | £239,950 | 22/12/2022 | Semi-detached |
| [Same street] 20 SINTERING CLOSE, WAKEFIELD, WEST YORKSHIRE, WF1 2GU | £239,950 | 22/12/2022 | Semi-detached |
| [Same street] 39 SINTERING CLOSE, WAKEFIELD, WEST YORKSHIRE, WF1 2GU | £234,950 | 21/12/2022 | Semi-detached |
| 68 RUBY STREET, WAKEFIELD, WEST YORKSHIRE, WF1 2GP | £235,000 | 21/12/2022 | Semi-detached |
| 35 SINTERING CLOSE, WAKEFIELD, WEST YORKSHIRE, WF1 2GU | £254,950 | 21/12/2022 | Semi-detached |
| 10 SINTERING CLOSE, WAKEFIELD, WEST YORKSHIRE, WF1 2GU | £204,950 | 21/12/2022 | Semi-detached |
| 25 BOTTLE KILN RISE, WAKEFIELD, WEST YORKSHIRE, WF1 2GG | £243,000 | 21/12/2022 | Semi-detached |
| 40 SINTERING CLOSE, WAKEFIELD, WEST YORKSHIRE, WF1 2GU | £234,950 | 21/12/2022 | Semi-detached |

**Street average:** £163,713 (15 sales)
**Area average:** £246,333 (20 sales)

## Price vs local average

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

- **Local average:** £221,806 (46 Semi-detached, WF1, 2024–2026)
- **Deviation:** -0.8%

## 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 Semi-Detached House, Tarn Court, WF1 | £995/mo | 2 | 0.75 miles | OpenRent |
| 2 Bed Flat, Westgate, WF1 | £835/mo | 2 | 0.95 miles | OpenRent |

**Average rent: £915/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.42% (weak for cashflow)
- **Max investor price (0.8%):** £114,375
- **Target investor price (1%):** £91,500

*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 £915/mo).*

- **Gross yield:** 5%
- **Cost-to-rent:** 20×
- **Monthly cashflow:** £-68/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -1.3%

*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:** £3,792/m²

## Capital growth trend

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

- **5y growth:** 1%
- **10y growth:** 68.7%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 5.4%
- **5y growth (index):** 29.2%
- **10y growth (index):** 62.3%

## 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)