# 3 bedroom semi-detached house for sale (DN14 6QL)

## Property Details

| Key | Value |
|-----|-------|
| Address | 51 WESTERN ROAD, GOOLE, GOOLE, HUMBERSIDE DN14 6QL |
| Price | £144,950 |
| Bedrooms | 3 |
| Construction age | England and Wales: 1930-1949 |
| Floor area | 89 m² |
| Last sold | £47,500 Nov 1995 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 07/01/2036
- **Current heating cost:** £702/year
- **Est. upgrade cost to C:** £16,500

### Recommendations
- W2 (£5,000 - £10,000)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9700-1883-0622-2502-3963)

## Description

GROUND FLOOR ACCOMMODATION

·	Entrance Hall		(10'11" x 6'11")

(3.32m x 2.11m)

Stairway to the first floor. Two storage cupboards. Coving to the ceiling. Timber effect vinyl floor covering. One central heating radiator.

·	Lounge			(10'11 x 14'4")

(3.33m x 4.37m)

Timber fire surround and marble effect inset and heart housing an electric fire. Storage cupboard. Coving to the ceiling. uPVC patio doors leading to the conservatory.

·	Dining Room		(10'11" x 9'9")

(3.33m x 2.98m)

Coving to the ceiling. One central heating radiator.

·	Kitchen			(6'10" x 11'11")

(2.08m x 3.65m)

Range of fitted base and wall units incorporating a one and a half bowl single drainer stainless steel sink with mixer tap over. Laminated work tops. Plumbing for an automatic washing machine. Electric oven and hob with extractor fan over. Tiled work surround. Timber effect vinyl floor covering. Rear door access to utility/storage area.

·	Conservatory		(19' x 9'4")

(5.80m x 3.02m)

Double access doors to the rear garden. Vinyl floor covering.

·	Storage/Utility Area

·	Separate W.C.

FIRST FLOOR ACCOMMODATION

·	Landing

Access to the loft space.

·	Bathroom		(6' x 6'11")

(1.85m x 2.09m)

White suite comprising a panelled bath with shower over, pedestal ash hand basin and low flush w.c.  One central heating radiator.

·	Bedroom One		(12' x 10'11")

(3.65m x 3.35m)

Built in storage cupboard. Coving to the ceiling. One central heating radiator.

·	Bedroom Two		(13'7" x 10'11")

(4.15m x 3.33m)

Dado rail. Coving to the ceiling. One central heating radiator.

·	Bedroom Three		(6'11" x 10'6")

(2.11m x 5.22m)

Built in storage cupboard. Coving to the ceiling. One central heating radiator.

OUTSIDE

To the front of the property there is an enclosed lawned area with a pathway. There is a concreted area that could be used for off-street parking.

To the rear of the property there is an enclosed garden mainly laid to lawn with a patio area.

## Property Photos

- ![Photo](/listings/photos/7505742/1626520)
- ![Photo](/listings/photos/7505742/1626521)
- ![Photo](/listings/photos/7505742/1626522)
- ![Photo](/listings/photos/7505742/1626523)

## Floorplans

- ![Floorplan 1](/listings/photos/7505742/1626524) - Floorplan 1
- ![Floorplan 2](/listings/photos/7505742/1626525) - Floorplan 2

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 51 WESTERN ROAD, GOOLE, BOOTHFERRY, HUMBERSIDE, DN14 6QL | £47,500 | 17/11/1995 | 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 |
|---------|-------|------|------|
| 28 MURHAM AVENUE, GOOLE, EAST RIDING OF YORKSHIRE, DN14 6PB | £185,000 | 10/12/2025 | Semi-detached |
| 25 WHINCROFT AVENUE, GOOLE, EAST RIDING OF YORKSHIRE, DN14 6RA | £185,000 | 17/11/2025 | Semi-detached |
| 41 WHINCROFT AVENUE, GOOLE, EAST RIDING OF YORKSHIRE, DN14 6RA | £167,000 | 21/05/2025 | Semi-detached |
| 54 WESTERN ROAD, GOOLE, EAST RIDING OF YORKSHIRE, DN14 6QL | £230,000 | 13/09/2024 | Semi-detached |
| 4 WOODLAND AVENUE, GOOLE, EAST RIDING OF YORKSHIRE, DN14 6QT | £116,000 | 21/12/2023 | Semi-detached |
| 23 QUEENS DRIVE, GOOLE, EAST RIDING OF YORKSHIRE, DN14 6WB | £235,000 | 18/12/2023 | Semi-detached |
| 1 WOODLAND AVENUE, GOOLE, EAST RIDING OF YORKSHIRE, DN14 6QT | £195,000 | 06/12/2023 | Semi-detached |
| 14 WESTERN ROAD, GOOLE, EAST RIDING OF YORKSHIRE, DN14 6QP | £172,000 | 01/12/2023 | Semi-detached |
| 49 WOODFIELD ROAD, GOOLE, EAST RIDING OF YORKSHIRE, DN14 6RT | £200,000 | 29/11/2023 | Semi-detached |
| 6 WESTERN ROAD, GOOLE, EAST RIDING OF YORKSHIRE, DN14 6QP | £195,000 | 14/07/2023 | Semi-detached |
| 24 WOODFIELD ROAD, GOOLE, EAST RIDING OF YORKSHIRE, DN14 6RL | £157,000 | 26/06/2023 | Semi-detached |
| 54 WHINCROFT AVENUE, GOOLE, EAST RIDING OF YORKSHIRE, DN14 6RA | £145,000 | 31/03/2023 | Semi-detached |
| 77 OXFORD ROAD, GOOLE, EAST RIDING OF YORKSHIRE, DN14 6NY | £188,000 | 24/03/2023 | Semi-detached |
| 7 WESTERN ROAD, GOOLE, EAST RIDING OF YORKSHIRE, DN14 6QW | £175,000 | 09/03/2023 | Semi-detached |
| 18 WOODLAND AVENUE, GOOLE, EAST RIDING OF YORKSHIRE, DN14 6QT | £190,000 | 16/12/2022 | Semi-detached |
| 9 CHESHAM GROVE, GOOLE, EAST RIDING OF YORKSHIRE, DN14 6RR | £175,000 | 25/11/2022 | Semi-detached |
| 27 JACKSONVILLE, GOOLE, EAST RIDING OF YORKSHIRE, DN14 6JZ | £152,000 | 16/11/2022 | Semi-detached |
| 13 WESTERN ROAD, GOOLE, EAST RIDING OF YORKSHIRE, DN14 6QW | £187,500 | 14/11/2022 | Semi-detached |
| 61 WESTERN ROAD, GOOLE, EAST RIDING OF YORKSHIRE, DN14 6QL | £138,500 | 26/10/2022 | Semi-detached |
| 37 JACKSONVILLE, GOOLE, EAST RIDING OF YORKSHIRE, DN14 6JZ | £156,500 | 09/09/2022 | Semi-detached |

**Area average:** £177,225 (20 sales)

## Price vs local average

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

- **Local average:** £197,906 (52 Semi-detached, DN14, 2024–2026)
- **Deviation:** -26.8%

## Rental Range

*ONS Price Index of Private Rents (East Riding of Yorkshire). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £652/mo
- **Realistic:** £724/mo
- **Optimistic:** £796/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for York (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £823/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, Western Road, DN14 | £975/mo | 3 | 0.09 miles | OpenRent |
| 3 Bed Terraced House, Marlborough Avenue, DN14 | £775/mo | 3 | 0.47 miles | OpenRent |
| 3 Bed Terraced House, Queensway, DN14 | £750/mo | 3 | 0.62 miles | OpenRent |

**Average rent: £833/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.53% (weak for cashflow)
- **Max investor price (0.8%):** £96,875
- **Target investor price (1%):** £77,500

*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 £775/mo).*

- **Gross yield:** 6.4%
- **Cost-to-rent:** 15.6×
- **Monthly cashflow:** £102/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 2.9%

*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:** £1,629/m²

## Capital growth trend

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

- **5y growth:** 8.5%
- **10y growth:** 21.3%

## House Price Index (HM Land Registry)

*Official index for East Riding of Yorkshire; Semi-detached series; as of April 2026.*

- **1y growth (index):** 2.4%
- **5y growth (index):** 17.8%
- **10y growth (index):** 45.7%

## 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)