# 2 bedroom semi-detached house for sale (WF6 1BN)

## Property Details

| Key | Value |
|-----|-------|
| Address | 41 WOODHOUSE MOUNT, NORMANTON, WEST YORKSHIRE WF6 1BN |
| Price | £95,000 |
| Bedrooms | 2 |
| Last sold | £93,000 Apr 2016 |

## Description

**** **** Well presented throughout is this attractive and extended two bedroom semi detached house property benefitting from UPVC double glazing and gas central heating throughout.

The accommodation comprises of entrance lobby, lounge, inner hallway with staircase to the first floor, separate dining room, extended modern fitted kitchen, first floor landing, two well proportioned bedrooms (the master of a particularly good size) and the modern house bathroom/w.c.

Outside there is a low maintenance patterned concrete garden area to the front which could provide off street parking.  There is a good sized lawned garden to the rear of the property.

The property is well placed for local amenities including shops and schools, with good access to the motorway network, ideal for those wishing to work or travel further afield.  There are local bus routes travelling to and from Wakefield city centres.

Offered for sale with no upward chain involved and immediate vacant possession, an ideal opportunity for the first time buyer looking to gain access onto the property market. 

**ACCOMMODATION** ****  

**ENTRANCE** **LOBBY** **** UPVC entrance door leading into the entrance lobby.  Slate tiled floor and door leading into the lounge. 

**LOUNGE** **12' 9" x 14' 10" (3.89m x 4.54m)** UPVC double glazed window to the front, radiator, wood laminate flooring, coving to the ceiling a gas fire with attractive marble hearth, interior and wood surround.  Door to the inner hallway. 

**INNER** **HALLWAY** **** Staircase to the first floor landing and wood laminate flooring.  Door leading into the dining room. 

**DINING** **ROOM** **12' 11" x 12' 9" (3.94m x 3.91m)** Radiator, wood laminate flooring, UPVC double glazed window to the rear, understairs storage cupboard and squared archway leading into the extended kitchen. 

**KITCHEN** **11' 3" x 7' 6" (3.44m x 2.31m)** A range of modern fitted wall and base units with laminate work surface over incorporating stainless steel sink and drainer.  Plumbing for a washing machine, space for a cooker, integrated fridge/freezer, wood laminate flooring, UPVC double glazed window to the side and UPVC doors to the side and rear. 

**FIRST** **FLOOR** **LANDING** **** Doors leading to two bedrooms and the house bathroom/w.c. 

**MASTER** **BEDROOM** **12' 4" x 12' 9" (3.76m x 3.90m)** UPVC double glazed window to the front and radiator.  

**BEDROOM** **TWO** **6' 9" x 12' 11" (2.07m x 3.95m)** UPVC double glazed window to the rear and radiator.  Walk-in wardrobe with loft access. 

**HOUSE** **BATHROOM** **9' 3" x 5' 9" (2.82m x 1.77m)** Three piece white suite comprising of a low flush w.c, pedestal wash basin with tiled splash back and panelled bath with electric shower over.  UPVC double glazed frosted window to the rear and radiator.  

**OUTSIDE** **** There is a low maintenance patterned concrete garden area to the front which could provide off street parking.  There is a good sized lawned garden to the rear of the property enjoying a Southerly aspect. 

**DIRECTIONS** **** Leave Normanton town centre via Wakefield Road. After 600 yards turn right onto Woodhouse Mount. 

**VIEWINGS** **** To view please contact our Normanton office on 01924 899870 and they will be pleased to arrange a suitable appointment. 

**EPC** **RATING** **** To view the full Energy Performance Certificate please call into one of our five local offices. 

**LAYOUT** **PLANS** **** These floor plans are intended as a rough guide only and are not to be intended as an exact representation and should not be scaled.  We cannot confirm the accuracy of the measurements or details of these floor plans. 

## Property Photos

- ![Photo](/listings/photos/38375037/695699)
- ![Photo](/listings/photos/38375037/695703)
- ![Photo](/listings/photos/38375037/695706)
- ![Photo](/listings/photos/38375037/695710)
- ![Photo](/listings/photos/38375037/695712)
- ![Photo](/listings/photos/38375037/695714)
- ![Photo](/listings/photos/38375037/695719)
- ![Photo](/listings/photos/38375037/695722)
- ![Photo](/listings/photos/38375037/695724)

## Floorplans

- ![Floorplan 1](/listings/photos/38375037/695726) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/38375037/695729) - EPC 1

## FENSA Certificates

This property has 2 FENSA certificate(s) on record.

### FENSA Certificate #215370
- **Address:** 41 Woodhouse Mount, NORMANTON, WF6 1BN
- **Certificate Issued:** 06/12/2002
- **Work Completed:** 16/05/2002
- **Items:** 8 window(s)

### FENSA Certificate #13454051
- **Address:** 41 Woodhouse Mount, NORMANTON, WF6 1BN
- **Certificate Issued:** 26/03/2019
- **Work Completed:** 15/02/2019
- **Items:** 8 window(s), 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 41 WOODHOUSE MOUNT, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BN | £93,000 | 13/04/2016 | 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 |
|---------|-------|------|------|
| 14 JUBILEE AVENUE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1DW | £148,000 | 22/07/2025 | Semi-detached |
| [Same street] 13 WOODHOUSE MOUNT, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BN | £198,000 | 28/10/2024 | Terraced |
| [Same street] 39 WOODHOUSE MOUNT, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BN | £200,000 | 09/08/2024 | Semi-detached |
| [Same street] 9 WOODHOUSE MOUNT, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BN | £172,500 | 18/07/2024 | Terraced |
| 50 GARTH AVENUE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1DJ | £157,000 | 19/12/2023 | Semi-detached |
| [Same street] 16 WOODHOUSE MOUNT, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BN | £115,000 | 18/08/2023 | Terraced |
| 5 HOLLY TREE MEWS, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1FR | £192,000 | 28/07/2023 | Semi-detached |
| 15 KINGSWAY, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1DD | £155,000 | 26/05/2023 | Semi-detached |
| 2 JUBILEE AVENUE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1DW | £147,000 | 17/02/2023 | Semi-detached |
| [Same street] 19 WOODHOUSE MOUNT, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BN | £175,000 | 20/01/2023 | Terraced |
| 60 JUBILEE AVENUE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1DS | £165,000 | 30/09/2022 | Semi-detached |
| 19 GOOSEHILL ROAD, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BJ | £130,000 | 06/09/2022 | Semi-detached |
| [Same street] 22 WOODHOUSE MOUNT, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BN | £117,000 | 21/02/2022 | Terraced |
| 70 JUBILEE AVENUE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1DS | £105,000 | 12/11/2021 | Semi-detached |
| 4 GARTH HOUSE MEWS, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1FH | £162,000 | 25/10/2021 | Semi-detached |
| [Same street] 17 WOODHOUSE MOUNT, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BN | £140,000 | 28/09/2021 | Terraced |
| [Same street] 4 WOODHOUSE MOUNT, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BN | £110,000 | 24/06/2021 | Terraced |

**Street average:** £153,438 (8 sales)
**Area average:** £151,222 (9 sales)

## Price vs local average

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

- **Local average:** £244,389 (27 Semi-detached, WF6, 2024–2026)
- **Deviation:** -61.1%

## 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 End Terrace, Queensway, WF6 | £950/mo | 2 | 0.37 miles | OpenRent |
| 2 Bed Terraced House, Cambridge Street, WF6 | £795/mo | 2 | 0.39 miles | OpenRent |
| 2 Bed Terraced House, King St, WF6 | £750/mo | 2 | 0.39 miles | OpenRent |

**Average rent: £832/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.84% (okay)
- **Max investor price (0.8%):** £99,375
- **Target investor price (1%):** £79,500

*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 £795/mo).*

- **Gross yield:** 10%
- **Cost-to-rent:** 10×
- **Monthly cashflow:** £316/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 13.8%

*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).*

## Capital growth trend

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

- **5y growth:** 50.8%
- **10y growth:** 99.8%

## 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)