# 2 bedroom bungalow for sale (WF9 2TB)

## Property Details

| Key | Value |
|-----|-------|
| Address | 17 LOWER NORTHCROFT, PONTEFRACT, SOUTH ELMSALL, WEST YORKSHIRE WF9 2TB |
| Price | £280,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | C |
| Construction age | England and Wales: 1950-1966 |
| Floor area | 102 m² |
| Last sold | £192,000 May 2007 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 29/12/2035
- **Current heating cost:** £1,212/year
- **Est. upgrade cost to C:** £17,895

### Recommendations
- B (£900 - £1,500)
- W1 (£5,000 - £10,000)
- E (£180 - £210)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/4790-7703-0322-7570-3253)

## Description

This well-presented detached bungalow occupies a generous and private plot in a central South Elmsall location, close to local amenities, schools, parks, and excellent transport links to Leeds and Doncaster.

Offering impressive room proportions and versatile living accommodation, the property features a bright and spacious reception room with large windows, a modern open-plan kitchen and dining area, and two well-sized double bedrooms, all presented in excellent condition throughout.

Externally, the home enjoys a substantial and enclosed garden offering superb privacy, along with driveway parking and a detached garage. The size and layout of the plot provide excellent further potential for extension or development (subject to the relevant consents).

This detached bungalow in South Elmsall occupies a generous and private plot, offering impressive internal space, flexible living options, and excellent potential for further development or extension (subject to the relevant consents).

The property features two exceptionally large double bedrooms, with one including fitted wardrobes, and a stylish family bathroom complete with free-standing bath, separate shower cubicle, heated towel rail, and full tiling for ease of maintenance.

A bright and spacious reception room with large windows provides an inviting space for both relaxation and entertaining, while the open-plan kitchen and dining room benefits from ample natural light, modern worksurfaces, tiled splashbacks, and plenty of storage—a superb layout for everyday living and hosting.

Externally, the home stands on a substantial plot with excellent privacy, offering a well-sized garden ideal for outdoor living, dedicated driveway parking, and a single garage. The size and layout of the plot lend themselves to future extension or development, appealing to families looking to grow or buyers seeking a home with long-term potential.

Positioned in the heart of South Elmsall, the property is within easy reach of local shops, cafés, schools, and green spaces such as Frickley Country Park and Northfield Park, both offering scenic walking routes and outdoor activities.

With South Elmsall train station providing direct links to Leeds and Doncaster, and excellent access to the wider West Yorkshire commuter network, this property combines space, privacy, and potential in a highly sought-after location.

## Property Photos

- ![Picture No. 03](/listings/photos/169400933/618127) - Picture No. 03
- ![Picture No. 40](/listings/photos/169400933/618129) - Picture No. 40
- ![Picture No. 53](/listings/photos/169400933/618130) - Picture No. 53
- ![Picture No. 39](/listings/photos/169400933/618132) - Picture No. 39
- ![Picture No. 08](/listings/photos/169400933/618140) - Picture No. 08
- ![Picture No. 45](/listings/photos/169400933/618141) - Picture No. 45
- ![Picture No. 47](/listings/photos/169400933/618144) - Picture No. 47
- ![Picture No. 51](/listings/photos/169400933/618145) - Picture No. 51
- ![Picture No. 52](/listings/photos/169400933/618146) - Picture No. 52
- ![Picture No. 32](/listings/photos/169400933/618148) - Picture No. 32
- ![Picture No. 34](/listings/photos/169400933/618150) - Picture No. 34
- ![Picture No. 23](/listings/photos/169400933/618151) - Picture No. 23
- ![Picture No. 25](/listings/photos/169400933/618152) - Picture No. 25
- ![Picture No. 20](/listings/photos/169400933/618154) - Picture No. 20
- ![Picture No. 21](/listings/photos/169400933/618155) - Picture No. 21
- ![Picture No. 12](/listings/photos/169400933/618157) - Picture No. 12
- ![Picture No. 13](/listings/photos/169400933/618160) - Picture No. 13
- ![Picture No. 18](/listings/photos/169400933/618162) - Picture No. 18
- ![Picture No. 10](/listings/photos/169400933/618164) - Picture No. 10
- ![Picture No. 06](/listings/photos/169400933/618172) - Picture No. 06
- ![Picture No. 48](/listings/photos/169400933/618173) - Picture No. 48
- ![Picture No. 49](/listings/photos/169400933/618177) - Picture No. 49

## Floorplans

- ![Floorplan](/listings/photos/169400933/618178) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/169400933/618185) - EPC Rating Graph

## FENSA Certificates

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

### FENSA Certificate #14639131
- **Address:** 17 Lower Northcroft, South Elmsall, WF9 2TB
- **Certificate Issued:** 13/06/2021
- **Work Completed:** 07/06/2021
- **Items:** 1 window(s)

### FENSA Certificate #14284970
- **Address:** 17 Lower Northcroft, South Elmsall, WF9 2TB
- **Certificate Issued:** 01/11/2020
- **Work Completed:** 26/10/2020
- **Items:** 2 door(s)

### FENSA Certificate #12935225
- **Address:** 17 Lower Northcroft, South Elmsall, WF9 2TB
- **Certificate Issued:** 14/05/2018
- **Work Completed:** 18/04/2018
- **Items:** 3 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 17 LOWER NORTHCROFT, SOUTH ELMSALL, PONTEFRACT, WAKEFIELD, WEST YORKSHIRE, WF9 2TB | £192,000 | 04/05/2007 | Detached |
| 17 LOWER NORTHCROFT, SOUTH ELMSALL, PONTEFRACT, WAKEFIELD, WEST YORKSHIRE, WF9 2TB | £54,000 | 26/02/1999 | 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 |
|---------|-------|------|------|
| [Same street] 4 LOWER NORTHCROFT, SOUTH ELMSALL, PONTEFRACT, WAKEFIELD, WEST YORKSHIRE, WF9 2TB | £275,000 | 12/12/2025 | Detached |
| [Same street] 18 LOWER NORTHCROFT, SOUTH ELMSALL, PONTEFRACT, WAKEFIELD, WEST YORKSHIRE, WF9 2TB | £260,000 | 30/04/2025 | Detached |
| [Same street] 21 LOWER NORTHCROFT, SOUTH ELMSALL, PONTEFRACT, WAKEFIELD, WEST YORKSHIRE, WF9 2TB | £250,000 | 03/05/2024 | Detached |
| 22 HIGH STREET, SOUTH ELMSALL, PONTEFRACT, WAKEFIELD, WEST YORKSHIRE, WF9 2SJ | £225,000 | 26/05/2023 | Detached |
| [Same street] 11 LOWER NORTHCROFT, SOUTH ELMSALL, PONTEFRACT, WAKEFIELD, WEST YORKSHIRE, WF9 2TB | £217,000 | 06/04/2023 | Semi-detached |
| ARCHWAYS HILL FOLD, SOUTH ELMSALL, PONTEFRACT, WAKEFIELD, WEST YORKSHIRE, WF9 2BZ | £500,000 | 03/10/2022 | Detached |
| 17 ASH GROVE, SOUTH ELMSALL, PONTEFRACT, WAKEFIELD, WEST YORKSHIRE, WF9 2TE | £316,500 | 29/07/2022 | Detached |
| [Same street] 25 LOWER NORTHCROFT, SOUTH ELMSALL, PONTEFRACT, WAKEFIELD, WEST YORKSHIRE, WF9 2TB | £225,000 | 08/07/2022 | Detached |
| 4 ASH GROVE, SOUTH ELMSALL, PONTEFRACT, WAKEFIELD, WEST YORKSHIRE, WF9 2TA | £280,000 | 29/04/2022 | Detached |
| 19 ASH GROVE, SOUTH ELMSALL, PONTEFRACT, WAKEFIELD, WEST YORKSHIRE, WF9 2TE | £250,000 | 25/03/2022 | Detached |
| [Same street] 10 LOWER NORTHCROFT, SOUTH ELMSALL, PONTEFRACT, WAKEFIELD, WEST YORKSHIRE, WF9 2TB | £220,000 | 30/11/2021 | Detached |
| 58 HIGH STREET, SOUTH ELMSALL, PONTEFRACT, WAKEFIELD, WEST YORKSHIRE, WF9 2SJ | £270,000 | 06/09/2021 | Detached |

**Street average:** £241,167 (6 sales)
**Area average:** £306,917 (6 sales)

## Price vs local average

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

- **Local average:** £260,148 (32 Detached, WF9, 2024–2026)
- **Deviation:** +7.6%

## 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 Terraced House, Whitmore Street, WF9 | £695/mo | 2 | 0.14 miles | OpenRent |
| 2 Bed Terraced House, Kenyon Street, WF9 | £695/mo | 2 | 0.17 miles | OpenRent |
| 2 Bed Terraced House, Westfield Lane, WF9 | £795/mo | 2 | 0.21 miles | OpenRent |
| 2 Bed Terraced House, Church Street, WF9 | £695/mo | 2 | 0.29 miles | OpenRent |
| 2 Bed Terraced House, Church St, WF9 | £695/mo | 2 | 0.29 miles | OpenRent |
| 2 Bed Terraced House, Church St, WF9 | £695/mo | 2 | 0.29 miles | OpenRent |

**Average rent: £712/mo (6 listings)**

## 1% Rule

- **Rent ratio:** 0.25% (weak for cashflow)
- **Max investor price (0.8%):** £86,875
- **Target investor price (1%):** £69,500

*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 £695/mo).*

- **Gross yield:** 3%
- **Cost-to-rent:** 33.6×
- **Monthly cashflow:** £-502/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -7.4%

*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:** £2,745/m²

## Capital growth trend

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

- **5y growth:** 5.6%
- **10y growth:** 45.6%

## House Price Index (HM Land Registry)

*Official index for Wakefield; Detached series; as of March 2026.*

- **1y growth (index):** 3%
- **5y growth (index):** 24.2%
- **10y growth (index):** 57.8%

## 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)