# 2 bedroom end of terrace house for sale (WF11 8JD)

## Property Details

| Key | Value |
|-----|-------|
| Address | 5 HILL TOP MEWS, KNOTTINGLEY, WEST YORKSHIRE WF11 8JD |
| Price | £125,000 |
| Bedrooms | 2 |
| Construction age | England and Wales: 1976-1982 |
| Floor area | 57 m² |
| Last sold | £123,000 May 2022 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 29/07/2031
- **Current heating cost:** £454/year
- **Est. upgrade cost to C:** £14,970

### Recommendations
- B4 (£300 - £600)
- W2 (£4,000 - £6,000)
- E (£20)
- 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/7808-3008-4203-9179-3204)

## Description

We are excited to bring to market this wonderfully presented two bedroom semi-detached property with plenty to offer to a range of  buyers. With a single storey extension to the rear the kitchen really is the selling point of this one. As well as the off street parking, the garage and the location this property is one to not be missed. Call now to avoid disappointment. EPC Grade = C.

**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 of six months, with the exception of short-term accommodation. 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. 

PON210397/2

## Property Photos

- ![Front](/listings/photos/111790301/739649) - Front
- ![Lounge](/listings/photos/111790301/739650) - Lounge
- ![Kitchen](/listings/photos/111790301/739651) - Kitchen
- ![Kitchen](/listings/photos/111790301/739652) - Kitchen
- ![Bedroom 1](/listings/photos/111790301/739653) - Bedroom 1
- ![Outside](/listings/photos/111790301/739654) - Outside
- ![Bathroom/W.C.](/listings/photos/111790301/739656) - Bathroom/W.C.
- ![Outside](/listings/photos/111790301/739659) - Outside
- ![Bedroom 2](/listings/photos/111790301/739661) - Bedroom 2
- ![Lounge](/listings/photos/111790301/739663) - Lounge
- ![Kitchen](/listings/photos/111790301/739666) - Kitchen
- ![Outside](/listings/photos/111790301/739668) - Outside

## Floorplans

- ![FLOOR-PLAN](/listings/photos/111790301/739670) - FLOOR-PLAN

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/111790301/739671) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 5 HILL TOP MEWS, KNOTTINGLEY, WAKEFIELD, WEST YORKSHIRE, WF11 8JD | £123,000 | 16/05/2022 | Terraced |
| 5 HILL TOP MEWS, KNOTTINGLEY, WAKEFIELD, WEST YORKSHIRE, WF11 8JD | £95,000 | 05/05/2016 | Terraced |

## 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] 10 HILL TOP MEWS, KNOTTINGLEY, WAKEFIELD, WEST YORKSHIRE, WF11 8JD | £142,000 | 21/01/2026 | Terraced |
| [Same street] 3 HILL TOP MEWS, KNOTTINGLEY, WAKEFIELD, WEST YORKSHIRE, WF11 8JD | £105,000 | 23/01/2024 | Terraced |
| [Same street] 3 HILL TOP MEWS, KNOTTINGLEY, WAKEFIELD, WEST YORKSHIRE, WF11 8JD | £110,000 | 20/05/2022 | Terraced |
| [Same street] 9 HILL TOP MEWS, KNOTTINGLEY, WAKEFIELD, WEST YORKSHIRE, WF11 8JD | £133,000 | 20/05/2022 | Terraced |
| [Same street] 4 HILL TOP MEWS, KNOTTINGLEY, WAKEFIELD, WEST YORKSHIRE, WF11 8JD | £118,000 | 14/12/2021 | Terraced |
| BLUEBELL FORGE HILL LANE, KNOTTINGLEY, WAKEFIELD, WEST YORKSHIRE, WF11 8HG | £130,000 | 03/11/2021 | Terraced |

**Street average:** £121,600 (5 sales)
**Area average:** £130,000 (1 sale)

## Price vs local average

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

- **Local average:** £143,167 (18 Terraced, WF11, 2024–2026)
- **Deviation:** -12.7%

## 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):** £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 Bungalow, Saltersgate Avenue, WF11 | £900/mo | 2 | 0.13 miles | OpenRent |
| 2 Bed End Terrace, Kings Villas, WF11 | £850/mo | 2 | 0.17 miles | OpenRent |
| 2 Bed Bungalow, Spawd Bone Lane, WF11 | £1,200/mo | 2 | 0.27 miles | OpenRent |
| 2 Bed Flat, Weeland Road, WF11 | £475/mo | 2 | 0.57 miles | OpenRent |
| 2 Bed Flat, Weeland Road, WF11 | £500/mo | 2 | 0.65 miles | OpenRent |
| 2 Bed Flat, Wharfe House Apartments, WF11 | £675/mo | 2 | 0.71 miles | OpenRent |
| 2 Bed Flat, The Waterfront, WF11 | £750/mo | 2 | 0.71 miles | OpenRent |
| 2 Bed Bungalow, Sandringham Road, WF11 | £900/mo | 2 | 1.01 miles | OpenRent |

**Average rent: £781/mo (8 listings)**

## 1% Rule

- **Rent ratio:** 0.64% (weak for cashflow)
- **Max investor price (0.8%):** £100,000
- **Target investor price (1%):** £80,000

*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 £800/mo).*

- **Gross yield:** 7.7%
- **Cost-to-rent:** 13×
- **Monthly cashflow:** £203/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 6.7%

*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:** £2,193/m²

## Capital growth trend

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

- **5y growth:** 46.9%
- **10y growth:** 7%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 3%
- **5y growth (index):** 25.1%
- **10y growth (index):** 61.3%

## 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)