Sold STC Semi-detached

16 WOODLANDS

WAKEFIELD, CROFTON, WEST YORKSHIRE WF4 1SJ

3 beds 1 baths 1,119 sq ft Listed 26 Nov 2024 (-575d)

£250,000

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Reduced on 21 Jan 2025

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# 3 bedroom semi-detached house for sale (WF4 1SJ)

## Property Details

| Key | Value |
|-----|-------|
| Address | 16 WOODLANDS, WAKEFIELD, CROFTON, WEST YORKSHIRE WF4 1SJ |
| Price | £250,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Council tax | C |
| Construction age | England and Wales: 1967-1975 |
| Floor area | 104 m² |
| Last sold | £240,000 Jun 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 24/01/2032
- **Current heating cost:** £775/year
- **Est. upgrade cost to C:** £12,500

### Recommendations
- W1 (£800 - £1,200)
- N (£4,000 - £6,000)
- X (£2,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0380-2085-5190-2822-6211)

## Description

Introducing this extremely well proportioned three-bedroom extended semi-detached house located in a sought-after cul-de-sac neighbourhood. This property boasts a spacious living area, a modern open plan kitchen/diner and family room with integrated appliances, separate utility room and a private garden perfect for outdoor relaxation. With off-street parking to the front. The interior is well presented, with ample natural light creating a warm and inviting atmosphere throughout. Situated in a peaceful cul-de-sac residential area, this home offers a tranquil retreat from the hustle and bustle of city life while still being within easy reach of local amenities, schools, and transport links. Ideal for families or professionals seeking a comfortable and stylish living space, this property is a must-see. Contact us today to arrange a viewing and make this delightful house your new home.

## Property Photos

- ![Picture No. 09](/listings/photos/155361320/732931) - Picture No. 09
- ![Picture No. 14](/listings/photos/155361320/732932) - Picture No. 14
- ![Picture No. 13](/listings/photos/155361320/732933) - Picture No. 13
- ![Picture No. 12](/listings/photos/155361320/732936) - Picture No. 12
- ![Picture No. 03](/listings/photos/155361320/732937) - Picture No. 03
- ![Picture No. 02](/listings/photos/155361320/732942) - Picture No. 02
- ![Picture No. 08](/listings/photos/155361320/732945) - Picture No. 08
- ![Picture No. 07](/listings/photos/155361320/732949) - Picture No. 07
- ![Picture No. 06](/listings/photos/155361320/732951) - Picture No. 06
- ![Picture No. 05](/listings/photos/155361320/732952) - Picture No. 05
- ![Picture No. 04](/listings/photos/155361320/732955) - Picture No. 04
- ![Picture No. 11](/listings/photos/155361320/732956) - Picture No. 11
- ![Picture No. 10](/listings/photos/155361320/732961) - Picture No. 10

## Floorplans

- ![Floorplan](/listings/photos/155361320/732963) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/155361320/732968) - EPC Rating Graph

## FENSA Certificates

This property has 4 FENSA certificate(s) on record.

### FENSA Certificate #10776715
- **Address:** 16 Woodlands, Crofton, WF4 1SJ
- **Certificate Issued:** 03/02/2015
- **Work Completed:** 15/01/2015
- **Items:** 5 window(s)

### FENSA Certificate #4670785
- **Address:** 16 Woodlands, Crofton, WF4 1SJ
- **Certificate Issued:** 01/05/2007
- **Work Completed:** 24/03/2007
- **Items:** 1 door(s)

### FENSA Certificate #14349124
- **Address:** 16 Woodlands, Crofton, WF4 1SJ
- **Certificate Issued:** 13/12/2020
- **Work Completed:** 30/11/2020
- **Items:** 1 window(s)

### FENSA Certificate #16963469
- **Address:** 16 Woodlands, Crofton, WF4 1SJ
- **Certificate Issued:** 14/09/2025
- **Work Completed:** 05/08/2025
- **Items:** 1 window(s), 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 16 WOODLANDS, CROFTON, WAKEFIELD, WEST YORKSHIRE, WF4 1SJ | £240,000 | 20/06/2025 | Semi-detached |
| 16 WOODLANDS, CROFTON, WAKEFIELD, WEST YORKSHIRE, WF4 1SJ | £235,000 | 01/12/2023 | 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 |
|---------|-------|------|------|
| 87 HALL PARK AVENUE, CROFTON, WAKEFIELD, WEST YORKSHIRE, WF4 1LT | £170,000 | 06/01/2026 | Semi-detached |
| 5 WESTMORLAND CLOSE, CROFTON, WAKEFIELD, WEST YORKSHIRE, WF4 1DL | £190,000 | 17/11/2023 | Semi-detached |
| 13 BRAND HILL DRIVE, CROFTON, WAKEFIELD, WEST YORKSHIRE, WF4 1PB | £203,000 | 17/10/2023 | Semi-detached |
| 3 HAWTHORN AVENUE, CROFTON, WAKEFIELD, WEST YORKSHIRE, WF4 1NS | £185,000 | 06/10/2023 | Semi-detached |
| 43 ASHDENE DRIVE, CROFTON, WAKEFIELD, WEST YORKSHIRE, WF4 1PJ | £200,000 | 10/07/2023 | Semi-detached |
| 1 BRAND HILL DRIVE, CROFTON, WAKEFIELD, WEST YORKSHIRE, WF4 1PB | £230,000 | 16/06/2023 | Semi-detached |
| 3 ASHDENE AVENUE, CROFTON, WAKEFIELD, WEST YORKSHIRE, WF4 1LX | £220,000 | 12/05/2023 | Semi-detached |
| 11 WESTMORLAND CLOSE, CROFTON, WAKEFIELD, WEST YORKSHIRE, WF4 1DL | £225,000 | 20/12/2022 | Semi-detached |
| 21 HALL PARK AVENUE, CROFTON, WAKEFIELD, WEST YORKSHIRE, WF4 1LT | £210,000 | 08/12/2022 | Semi-detached |
| 3 LODGE LANE, CROFTON, WAKEFIELD, WEST YORKSHIRE, WF4 1PD | £172,500 | 25/11/2022 | Semi-detached |
| 3 THE AVENUE, CROFTON, WAKEFIELD, WEST YORKSHIRE, WF4 1NB | £225,000 | 09/09/2022 | Semi-detached |
| 53 HALL PARK AVENUE, CROFTON, WAKEFIELD, WEST YORKSHIRE, WF4 1LT | £196,600 | 09/09/2022 | Semi-detached |
| 69 ASHDENE AVENUE, CROFTON, WAKEFIELD, WEST YORKSHIRE, WF4 1LY | £181,000 | 12/08/2022 | Semi-detached |
| 36 BRAND HILL DRIVE, CROFTON, WAKEFIELD, WEST YORKSHIRE, WF4 1PF | £210,000 | 29/07/2022 | Semi-detached |
| 3 HALL PARK AVENUE, CROFTON, WAKEFIELD, WEST YORKSHIRE, WF4 1LT | £195,000 | 28/07/2022 | Semi-detached |
| 27 ASHDENE AVENUE, CROFTON, WAKEFIELD, WEST YORKSHIRE, WF4 1LX | £240,000 | 30/06/2022 | Semi-detached |
| 22A HALL PARK AVENUE, CROFTON, WAKEFIELD, WEST YORKSHIRE, WF4 1LT | £120,000 | 13/06/2022 | Semi-detached |
| 18 SHAY LANE, CROFTON, WAKEFIELD, WEST YORKSHIRE, WF4 1NW | £209,000 | 19/05/2022 | Semi-detached |
| 5 ASHDENE AVENUE, CROFTON, WAKEFIELD, WEST YORKSHIRE, WF4 1LX | £162,000 | 06/05/2022 | Semi-detached |
| 11 WESTMORLAND CLOSE, CROFTON, WAKEFIELD, WEST YORKSHIRE, WF4 1DL | £201,000 | 10/02/2022 | Semi-detached |
| [Same street] 9 WOODLANDS, CROFTON, WAKEFIELD, WEST YORKSHIRE, WF4 1SJ | £230,000 | 22/10/2021 | Semi-detached |

**Street average:** £230,000 (1 sale)
**Area average:** £197,255 (20 sales)

## Price vs local average

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

- **Local average:** £208,711 (59 Semi-detached, WF4, 2024–2026)
- **Deviation:** +19.8%

## 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):** £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 Semi-Detached House, Ash Street, WF4 | £850/mo | 3 | 0.81 miles | OpenRent |

**Average rent: £850/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.34% (weak for cashflow)
- **Max investor price (0.8%):** £106,250
- **Target investor price (1%):** £85,000

*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 £850/mo).*

- **Gross yield:** 4.1%
- **Cost-to-rent:** 24.5×
- **Monthly cashflow:** £-245/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -4%

*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:** £2,404/m²

## Capital growth trend

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

- **5y growth:** -4.3%
- **10y growth:** 69.5%

## 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

104 m²

Council tax band

EPC rating

Year built

England and Wales: 1967-1975

Last sold

£240,000 Jun 2025

Price per m²

£2,404/m²

Local average

£208,711 (+19.8%)

Deprivation

Decile 9 (27,789 of 33,755)

Street crime

37 incidents within 1 mile (Apr 2026)

Key features

Material information available - Ask agent

Additional details

Parking: Yes
Garden: Yes

Description

Listed by

Wakefield

The Northern Estate Agencies Group

Reference: 155361320

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 25/01/2022

Expiry date: 24/01/2032

Current heating cost: £775/year

Potential heating cost: £680/year

Est. upgrade cost to C: £12,500

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

Recommendations

Floor insulation (suspended floor) (£800 - £1,200)
Solar water heating (£4,000 - £6,000)
High performance external doors (£2,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

EPC Graphs

EPC Rating Graph

FENSA Certificates

This property has 4 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #10776715

Property Details

Street: 16 Woodlands

Town: Crofton

Postcode: WF4 1SJ

Installation Details

Items: 5 windows

Certificate Issued: 03/02/2015

Work Completed: 15/01/2015

This certificate data was retrieved from FENSA's database

FENSA Certificate #4670785

Property Details

Street: 16 Woodlands

Town: Crofton

Postcode: WF4 1SJ

Installation Details

Items: 1 door

Certificate Issued: 01/05/2007

Work Completed: 24/03/2007

This certificate data was retrieved from FENSA's database

FENSA Certificate #14349124

Property Details

Street: 16 Woodlands

Town: Crofton

Postcode: WF4 1SJ

Installation Details

Items: 1 window

Certificate Issued: 13/12/2020

Work Completed: 30/11/2020

This certificate data was retrieved from FENSA's database

FENSA Certificate #16963469 Recent

Property Details

Street: 16 Woodlands

Town: Crofton

Postcode: WF4 1SJ

Installation Details

Items: 1 window and 1 door

Certificate Issued: 14/09/2025

Work Completed: 05/08/2025

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

2% since 2023

Event	Date	Price	% change
Sold	20/06/2025 (1 year ago)	£240,000	+2.1%
Sold	01/12/2023 (2 years ago)	£235,000	—

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
87 HALL PARK AVENUE, CROFTON, WAKEFIELD, WEST YORKSHIRE, WF4 1LT	£170,000	06/01/2026	Semi-detached
5 WESTMORLAND CLOSE, CROFTON, WAKEFIELD, WEST YORKSHIRE, WF4 1DL	£190,000	17/11/2023	Semi-detached
13 BRAND HILL DRIVE, CROFTON, WAKEFIELD, WEST YORKSHIRE, WF4 1PB	£203,000	17/10/2023	Semi-detached
3 HAWTHORN AVENUE, CROFTON, WAKEFIELD, WEST YORKSHIRE, WF4 1NS	£185,000	06/10/2023	Semi-detached
43 ASHDENE DRIVE, CROFTON, WAKEFIELD, WEST YORKSHIRE, WF4 1PJ	£200,000	10/07/2023	Semi-detached
1 BRAND HILL DRIVE, CROFTON, WAKEFIELD, WEST YORKSHIRE, WF4 1PB	£230,000	16/06/2023	Semi-detached
3 ASHDENE AVENUE, CROFTON, WAKEFIELD, WEST YORKSHIRE, WF4 1LX	£220,000	12/05/2023	Semi-detached
11 WESTMORLAND CLOSE, CROFTON, WAKEFIELD, WEST YORKSHIRE, WF4 1DL	£225,000	20/12/2022	Semi-detached
21 HALL PARK AVENUE, CROFTON, WAKEFIELD, WEST YORKSHIRE, WF4 1LT	£210,000	08/12/2022	Semi-detached
3 LODGE LANE, CROFTON, WAKEFIELD, WEST YORKSHIRE, WF4 1PD	£172,500	25/11/2022	Semi-detached
3 THE AVENUE, CROFTON, WAKEFIELD, WEST YORKSHIRE, WF4 1NB	£225,000	09/09/2022	Semi-detached
53 HALL PARK AVENUE, CROFTON, WAKEFIELD, WEST YORKSHIRE, WF4 1LT	£196,600	09/09/2022	Semi-detached
69 ASHDENE AVENUE, CROFTON, WAKEFIELD, WEST YORKSHIRE, WF4 1LY	£181,000	12/08/2022	Semi-detached
36 BRAND HILL DRIVE, CROFTON, WAKEFIELD, WEST YORKSHIRE, WF4 1PF	£210,000	29/07/2022	Semi-detached
3 HALL PARK AVENUE, CROFTON, WAKEFIELD, WEST YORKSHIRE, WF4 1LT	£195,000	28/07/2022	Semi-detached
27 ASHDENE AVENUE, CROFTON, WAKEFIELD, WEST YORKSHIRE, WF4 1LX	£240,000	30/06/2022	Semi-detached
22A HALL PARK AVENUE, CROFTON, WAKEFIELD, WEST YORKSHIRE, WF4 1LT	£120,000	13/06/2022	Semi-detached
18 SHAY LANE, CROFTON, WAKEFIELD, WEST YORKSHIRE, WF4 1NW	£209,000	19/05/2022	Semi-detached
5 ASHDENE AVENUE, CROFTON, WAKEFIELD, WEST YORKSHIRE, WF4 1LX	£162,000	06/05/2022	Semi-detached
11 WESTMORLAND CLOSE, CROFTON, WAKEFIELD, WEST YORKSHIRE, WF4 1DL	£201,000	10/02/2022	Semi-detached
Same street 9 WOODLANDS, CROFTON, WAKEFIELD, WEST YORKSHIRE, WF4 1SJ	£230,000	22/10/2021	Semi-detached

Street average: £230,000 (1 sale)

Area average: £197,255 (20 sales)

Capital growth trend

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

5y growth -4.3%

10y growth 69.5%

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 £715/mo

Realistic £794/mo

Optimistic £873/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 WF4 1SJ

Nearby

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

Type	Name	Distance
Bus stop	Harrison Road Ashdene Approach	0.1 miles
Bus stop	Harrison Road Shay Lane	0.1 miles
Shop	Oakdale Garage	0.2 miles
Train station	Streethouse	1.8 miles
Train station	Sandal and Agbrigg	1.9 miles
Hospital	Holgate Hospital	4.3 miles
Hospital	Pontefract Hospital	5.5 miles
University	Leeds Law School	10.5 miles
University	Mabgate University Centre	10.5 miles

Street-level crime

Category	Count
Violence and sexual offences	24
Other crime	4
Anti-social behaviour	3
Criminal damage and arson	2
Other theft	2
Burglary	1
Vehicle crime	1
Total incidents	37

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
Shay Lane Primary (J and I) School	Primary	0.1 miles	Good — 26 Mar 2024
Enrich Academy	Other	0.3 miles	Requires improvement — 1 Dec 2019
Crofton Academy	Secondary	0.4 miles	Good — 25 Sep 2023
Crofton Junior School	Primary	0.4 miles	Good — 18 Jun 2013
Crofton Infant School	Primary	0.5 miles	Good — 22 Mar 2012

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 Semi-Detached House, Ash Street, WF4	£850/mo	3	0.81 miles	OpenRent

Average rent: £850/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.34%

Max investor price (0.8%) £106,250

Target investor price (1%) £85,000

Gross yield 4.1%

Cost-to-rent ratio 24.5×

Monthly cashflow £-245/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -4%

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).