Sold STC Semi-detached

52 WATER LANE

WAKEFIELD, MIDDLESTOWN, WEST YORKSHIRE WF4 4PX

3 beds 1 baths 74 m² Listed 6 Mar 2023 (-1197d)

£240,000

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# 3 bedroom semi-detached house for sale (WF4 4PX)

## Property Details

| Key | Value |
|-----|-------|
| Address | 52 WATER LANE, WAKEFIELD, MIDDLESTOWN, WEST YORKSHIRE WF4 4PX |
| Price | £240,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Last sold | £227,500 May 2023 |

## Description

EXTENERALLY THE PROPERTY BENEFITS FROM LAWNED AREAS FROM AND REAR WITH DRIVEWAY. SPACIOUS GROUND FLOOR AREA WITH POTENTIAL TO EXTEND UPWARDS.

EPC RATING C

COUNCIL TAX BAND C

FREEHOLD

**IMPORTANT NOTE TO POTENTIAL PURCHASERS & TENANTS:** We endeavour to make our particulars accurate and reliable, however, they do not constitute or form part of an offer or any contract and none is to be relied upon as statements of representation or fact. The services, systems and appliances listed in this specification have not been tested by us and no guarantee as to their operating ability or efficiency is given. All photographs and measurements have been taken as a guide only and are not precise. Floor plans where included are not to scale and accuracy is not guaranteed. If you require clarification or further information on any points, please contact us, especially if you are traveling some distance to view. POTENTIAL PURCHASERS: Fixtures and fittings other than those mentioned are to be agreed with the seller. POTENTIAL TENANTS: All properties are available for a minimum length of time, with the exception of short term accommodation. Please contact the branch for details. A security deposit of at least one month’s rent is required. Rent is to be paid one month in advance. It is the tenant’s responsibility to insure any personal possessions. Payment of all utilities including water rates or metered supply and Council Tax is the responsibility of the tenant in every case.

OSS230056/2

## Property Photos

- ![Front View](/listings/photos/132293336/503029) - Front View
- ![Lounge](/listings/photos/132293336/503032) - Lounge
- ![Dining Room](/listings/photos/132293336/503036) - Dining Room
- ![Kitchen](/listings/photos/132293336/503039) - Kitchen
- ![Conservatory](/listings/photos/132293336/503040) - Conservatory
- ![Garden](/listings/photos/132293336/503043) - Garden
- ![Bathroom](/listings/photos/132293336/503045) - Bathroom
- ![Bedroom 1](/listings/photos/132293336/503047) - Bedroom 1
- ![Bedroom 1](/listings/photos/132293336/503048) - Bedroom 1
- ![Bedroom 2](/listings/photos/132293336/503050) - Bedroom 2
- ![Bedroom 3](/listings/photos/132293336/503052) - Bedroom 3
- ![Garden](/listings/photos/132293336/503053) - Garden
- ![Garden](/listings/photos/132293336/503055) - Garden
- ![Rear View](/listings/photos/132293336/503058) - Rear View

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/132293336/503059) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 52 WATER LANE, MIDDLESTOWN, WAKEFIELD, WEST YORKSHIRE, WF4 4PX | £227,500 | 19/05/2023 | Semi-detached |
| 52 WATER LANE, MIDDLESTOWN, WAKEFIELD, WEST YORKSHIRE, WF4 4PX | £95,000 | 10/06/2005 | 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 |
|---------|-------|------|------|
| [Same street] 18 WATER LANE, MIDDLESTOWN, WAKEFIELD, WEST YORKSHIRE, WF4 4PX | £350,000 | 25/04/2025 | Semi-detached |
| [Same street] 40 WATER LANE, MIDDLESTOWN, WAKEFIELD, WEST YORKSHIRE, WF4 4PX | £200,000 | 06/12/2024 | Semi-detached |
| 28 BITTERN CROFT, HORBURY, WAKEFIELD, WEST YORKSHIRE, WF4 5PD | £212,000 | 16/12/2022 | Semi-detached |
| 21 BITTERN CROFT, HORBURY, WAKEFIELD, WEST YORKSHIRE, WF4 5PD | £255,000 | 29/07/2022 | Semi-detached |
| 87 WATER LANE, MIDDLESTOWN, WAKEFIELD, WEST YORKSHIRE, WF4 4PY | £275,000 | 25/03/2022 | Semi-detached |
| 20 BITTERN CROFT, HORBURY, WAKEFIELD, WEST YORKSHIRE, WF4 5PD | £167,000 | 05/11/2021 | Semi-detached |
| 22 BITTERN CROFT, HORBURY, WAKEFIELD, WEST YORKSHIRE, WF4 5PD | £190,000 | 25/10/2021 | Semi-detached |
| 10 BITTERN CROFT, HORBURY, WAKEFIELD, WEST YORKSHIRE, WF4 5PD | £190,000 | 30/09/2021 | Semi-detached |
| 14 BITTERN CROFT, HORBURY, WAKEFIELD, WEST YORKSHIRE, WF4 5PD | £176,000 | 16/08/2021 | Semi-detached |
| 37 BITTERN CROFT, HORBURY, WAKEFIELD, WEST YORKSHIRE, WF4 5PD | £200,000 | 28/07/2021 | Semi-detached |
| 39 BITTERN CROFT, HORBURY, WAKEFIELD, WEST YORKSHIRE, WF4 5PD | £185,000 | 23/07/2021 | Semi-detached |

**Street average:** £275,000 (2 sales)
**Area average:** £205,556 (9 sales)

## Price vs local average

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

- **Local average:** £208,171 (58 Semi-detached, WF4, 2024–2026)
- **Deviation:** +15.3%

## 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

## 1% Rule

- **Rent ratio:** 0.33% (weak for cashflow)
- **Max investor price (0.8%):** £98,875
- **Target investor price (1%):** £79,100

*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 Area rent estimate.*

## Capital growth trend

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

- **5y growth:** 10.2%
- **10y growth:** 64.7%

## 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)

Front View Lounge Dining Room Kitchen Conservatory Garden Bathroom Bedroom 1 Bedroom 1 Bedroom 2 Bedroom 3 Garden Garden Rear View

/ 14

Property details

Tenure

FREEHOLD

Floor area

74 m²

Last sold

£227,500 May 2023

Local average

£208,171 (+15.3%)

Deprivation

Decile 9 (28,412 of 33,755)

Street crime

33 incidents within 1 mile (Apr 2026)

Key features

** NO CHAIN TO DELAY YOU**
** GREAT LOCATION **
** NEARBY COUNTRYSIDE AND CANAL **
** EXTENDED TO BOTH REAR AND SIDE **
** OPEN PLAN KITCHEN/DINER**
** SUN TRAP CONSERVATORY**
** THREE BEDROOMS **
** GARAGE AND GARDENS **

Additional details

Parking: Yes
Garden: Yes

Description

WE ARE DELIGHTED TO BRING TO THE MARKET THIS GORGEOUS THREE BEDROOM EXTENDED SEMI DETACHED PROPERTY LOCATED IN THE DESIRABLE AREA OF MIDDLESTOWN. BOASTING MANY FEATURES THAT INCLUDE OPEN PLAN KITCHEN DINER.

EXTENERALLY THE PROPERTY BENEFITS FROM LAWNED AREAS FROM AND REAR WITH DRIVEWAY. SPACIOUS GROUND FLOOR AREA WITH POTENTIAL TO EXTEND UPWARDS.

EPC RATING C
COUNCIL TAX BAND C
FREEHOLD

IMPORTANT NOTE TO POTENTIAL PURCHASERS & TENANTS: We endeavour to make our particulars accurate and reliable, however, they do not constitute or form part of an offer or any contract and none is to be relied upon as statements of representation or fact. The services, systems and appliances listed in this specification have not been tested by us and no guarantee as to their operating ability or efficiency is given. All photographs and measurements have been taken as a guide only and are not precise. Floor plans where included are not to scale and accuracy is not guaranteed. If you require clarification or further information on any points, please contact us, especially if you are traveling some distance to view. POTENTIAL PURCHASERS: Fixtures and fittings other than those mentioned are to be agreed with the seller. POTENTIAL TENANTS: All properties are available for a minimum length of time, with the exception of short term accommodation. Please contact the branch for details. A security deposit of at least one month’s rent is required. Rent is to be paid one month in advance. It is the tenant’s responsibility to insure any personal possessions. Payment of all utilities including water rates or metered supply and Council Tax is the responsibility of the tenant in every case.

OSS230056/2

Listed by

Ossett

Favsco 23 Ltd - LSL Franchise

Reference: 132293336

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

EPC Graphs

EPC Rating Graph

Price history

139% since 2005

Event	Date	Price	% change
Sold	19/05/2023 (3 years ago)	£227,500	+139.5%
Sold	10/06/2005 (21 years ago)	£95,000	—

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
Same street 18 WATER LANE, MIDDLESTOWN, WAKEFIELD, WEST YORKSHIRE, WF4 4PX	£350,000	25/04/2025	Semi-detached
Same street 40 WATER LANE, MIDDLESTOWN, WAKEFIELD, WEST YORKSHIRE, WF4 4PX	£200,000	06/12/2024	Semi-detached
28 BITTERN CROFT, HORBURY, WAKEFIELD, WEST YORKSHIRE, WF4 5PD	£212,000	16/12/2022	Semi-detached
21 BITTERN CROFT, HORBURY, WAKEFIELD, WEST YORKSHIRE, WF4 5PD	£255,000	29/07/2022	Semi-detached
87 WATER LANE, MIDDLESTOWN, WAKEFIELD, WEST YORKSHIRE, WF4 4PY	£275,000	25/03/2022	Semi-detached
20 BITTERN CROFT, HORBURY, WAKEFIELD, WEST YORKSHIRE, WF4 5PD	£167,000	05/11/2021	Semi-detached
22 BITTERN CROFT, HORBURY, WAKEFIELD, WEST YORKSHIRE, WF4 5PD	£190,000	25/10/2021	Semi-detached
10 BITTERN CROFT, HORBURY, WAKEFIELD, WEST YORKSHIRE, WF4 5PD	£190,000	30/09/2021	Semi-detached
14 BITTERN CROFT, HORBURY, WAKEFIELD, WEST YORKSHIRE, WF4 5PD	£176,000	16/08/2021	Semi-detached
37 BITTERN CROFT, HORBURY, WAKEFIELD, WEST YORKSHIRE, WF4 5PD	£200,000	28/07/2021	Semi-detached
39 BITTERN CROFT, HORBURY, WAKEFIELD, WEST YORKSHIRE, WF4 5PD	£185,000	23/07/2021	Semi-detached

Street average: £275,000 (2 sales)

Area average: £205,556 (9 sales)

Capital growth trend

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

5y growth 10.2%

10y growth 64.7%

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 WF4 4PX

Nearby

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

Type	Name	Distance
Bus stop	Bittern Croft	0.1 miles
Bus stop	New Road Sandy Lane	0.1 miles
Shop	Go Local	0.4 miles
Shop	Habco Building Supplies	0.6 miles
Train station	Pugneys Lakeside	2.8 miles
Train station	Pugneys Central	2.9 miles
University	College of the Resurrection	5.8 miles
University	University of Huddersfield	7.3 miles
Hospital	Holgate Hospital	8.8 miles
Hospital	Kendray Hospital	9.1 miles

Street-level crime

Category	Count
Violence and sexual offences	13
Anti-social behaviour	6
Criminal damage and arson	5
Vehicle crime	3
Burglary	1
Other crime	1
Other theft	1
Public order	1
Robbery	1
Shoplifting	1
Total incidents	33

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
Horbury Bridge Church of England Junior and Infant Academy	Primary	0.3 miles	Good — 6 Sep 2013
Sitlington Netherton Junior and Infant School	Primary	0.5 miles	Good — 7 Feb 2017
Middlestown Primary Academy	Primary	0.8 miles	Good — 27 Apr 2015
Horbury St Peter's and Clifton CofE (VC) Primary School	Primary	0.9 miles	Good — 27 Feb 2012
St Ignatius Catholic Primary School	Primary	1.0 miles	Good — 15 Jul 2015

Rental Comparables

Rental listings exist nearby, but none matched the 3-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.33%

Max investor price (0.8%) £98,875

Target investor price (1%) £79,100

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).

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