# 4 bedroom detached house for sale (S72 9DS) ## Property Details | Key | Value | |-----|-------| | Address | 12 KIRKGATE LANE, BARNSLEY, SOUTH HIENDLEY, WEST YORKSHIRE S72 9DS | | Price | £480,000 | | Bedrooms | 4 | | Bathrooms | 2 | | Council tax | E | | Last sold | £430,000 Jan 2022 | ## Description Welcome to this charming detached house located on Kirkgate Lane in the picturesque village of South Hiendley, Barnsley. This property boasts two spacious reception rooms, perfect for entertaining guests or simply relaxing with your family. With four bedrooms, there is plenty of space for everyone to enjoy their own private sanctuary. The two bathrooms in this house provide convenience and comfort for the whole household, ensuring no more waiting in line during busy mornings. Parking will never be an issue with space for up to four vehicles, making it ideal for families with multiple cars or guests visiting. Main bus routes run to and from Pontefract and Wakefield city centre. IT is perfectly positioned for commuters with the motorway links being a short driveaway and bordering Barnsley, Wakefield and Pontefract. Imagine coming home to this beautiful property, nestled in a tranquil village setting with easy access to local amenities and scenic surroundings. Don't miss the opportunity to make this house your home and create lasting memories in this wonderful community. FREEHOLD **Entrance Porch** - External door leading into the porch. Rear facing window and door into the kitchen. Space for coats and shoes. **Kitchen** - Recently fitted wall and base units with integral dishwasher, double oven, hob with extractor fan and sink with drainer. Rear facing window. Kitchen island with more built in storage. Space for an american style fridge freezer. Doors into the lounge and dining room. **Dining Room** - Bi fold doors with access to the rear of the garden for outside living space. Currently fits a full dining table and chairs but could be used as a play room or another sitting room. Door into the garage. **Lounge** - Front facing window. Door from the kitchen into the lounge as well as walk way into the dining room. Stairs to the first floor landing. **First Floor Landing** - Rear facing windows. Doors into the bedrooms and bathroom. **Bedroom One** - Front facing window with woodland views. Space for a double bed and fitted wardrobes. Door into the ensuite. **En Suite** - Fully tiled shower room with WC, vanity storage sink and walk in shower. **Bedroom Two** - Front facing window. Space for a double bed and fitted wardrobes. Built in storage cupboard. **Bedroom Three** - Front facing window. Space for a double bed and wardrobes. Built in storage cupboard. **Bedroom Four** - Rear facing window. Space for a bed and wardrobe. Currently set up as an office. **Bathroom** - Fully tiled bathroom with WC, vanity storage sink, freestanding bath and shower cubicle. Rear facing window. **Garage** - Up and over door. Space for storage. Power and lighting. Access to the house via the dining room. **Exterior** - To the front of the property there is a gated driveway for multiple cars leading to the garage. To the rear of the property there is a patio and lawn. There is a storage shed with power and lighting. There is a further patio to the rear of the garden. Shrubbery flower beds surround the boarder. ## Property Photos - ![MulberryHouse(Exterior)(8of17).jpg](/listings/photos/147755120/456543) - MulberryHouse(Exterior)(8of17).jpg - ![MulberryHouse(Interior)(11of36).jpg](/listings/photos/147755120/456545) - MulberryHouse(Interior)(11of36).jpg - ![MulberryHouse(Exterior)(3of17).jpg](/listings/photos/147755120/456549) - MulberryHouse(Exterior)(3of17).jpg - ![MulberryHouse(Interior)(4of36).jpg](/listings/photos/147755120/456551) - MulberryHouse(Interior)(4of36).jpg - ![MulberryHouse(Interior)(1of36).jpg](/listings/photos/147755120/456553) - MulberryHouse(Interior)(1of36).jpg - ![MulberryHouse(Interior)(2of36).jpg](/listings/photos/147755120/456555) - MulberryHouse(Interior)(2of36).jpg - ![MulberryHouse(Interior)(3of36).jpg](/listings/photos/147755120/456557) - MulberryHouse(Interior)(3of36).jpg - ![MulberryHouse(Interior)(5of36).jpg](/listings/photos/147755120/456560) - MulberryHouse(Interior)(5of36).jpg - ![MulberryHouse(Interior)(6of36).jpg](/listings/photos/147755120/456563) - 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MulberryHouse(Exterior)(14of17).jpg - ![MulberryHouse(Exterior)(15of17).jpg](/listings/photos/147755120/456746) - MulberryHouse(Exterior)(15of17).jpg - ![MulberryHouse(Exterior)(16of17).jpg](/listings/photos/147755120/456751) - MulberryHouse(Exterior)(16of17).jpg - ![MulberryHouse(Exterior)(17of17).jpg](/listings/photos/147755120/456759) - MulberryHouse(Exterior)(17of17).jpg ## Floorplans - ![MulberryHouse,12KirkgateLane,SouthHiendley,Barnsle](/listings/photos/147755120/456765) - MulberryHouse,12KirkgateLane,SouthHiendley,Barnsle ## EPC Graphs - ![EE Rating](/listings/photos/147755120/456773) - EE Rating - ![EI Rating](/listings/photos/147755120/456776) - EI Rating ## FENSA Certificates This property has 3 FENSA certificate(s) on record. ### FENSA Certificate #12410146 - **Address:** 12 Kirkgate Lane, South Hiendley, S72 9DS - **Certificate Issued:** 26/06/2017 - **Work Completed:** 22/05/2017 - **Items:** 6 window(s), 2 door(s) ### FENSA Certificate #12572959 - **Address:** 12 Kirkgate Lane, South Hiendley, S72 9DS - **Certificate Issued:** 02/10/2017 - **Work Completed:** 06/09/2017 - **Items:** 5 window(s) ### FENSA Certificate #13468785 - **Address:** 12 Kirkgate Lane, South Hiendley, S72 9DS - **Certificate Issued:** 09/04/2019 - **Work Completed:** 12/03/2019 - **Items:** 1 window(s) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 12 KIRKGATE LANE, SOUTH HIENDLEY, BARNSLEY, WAKEFIELD, WEST YORKSHIRE, S72 9DS | £430,000 | 18/01/2022 | Detached | | 12 KIRKGATE LANE, SOUTH HIENDLEY, BARNSLEY, WAKEFIELD, WEST YORKSHIRE, S72 9DS | £427,000 | 25/05/2021 | Detached | | 12 KIRKGATE LANE, SOUTH HIENDLEY, BARNSLEY, WAKEFIELD, WEST YORKSHIRE, S72 9DS | £280,000 | 27/01/2017 | Detached | | 12 KIRKGATE LANE, SOUTH HIENDLEY, BARNSLEY, WAKEFIELD, WEST YORKSHIRE, S72 9DS | £120,750 | 03/09/1999 | 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 | |---------|-------|------|------| | 1 PADDOCK CLOSE, BRIERLEY, BARNSLEY, SOUTH YORKSHIRE, S72 9FR | £360,000 | 19/07/2024 | Detached | | 3 RYECROFT FARM CLOSE, SOUTH HIENDLEY, BARNSLEY, WAKEFIELD, WEST YORKSHIRE, S72 9BF | £313,000 | 09/11/2023 | Detached | | 20 PADDOCK CLOSE, BRIERLEY, BARNSLEY, SOUTH YORKSHIRE, S72 9FR | £450,000 | 03/11/2023 | Detached | | 6 RYECROFT FARM CLOSE, SOUTH HIENDLEY, BARNSLEY, WAKEFIELD, WEST YORKSHIRE, S72 9BF | £360,000 | 07/07/2023 | Detached | | [Same street] 10 KIRKGATE LANE, SOUTH HIENDLEY, BARNSLEY, WAKEFIELD, WEST YORKSHIRE, S72 9DS | £380,000 | 04/04/2023 | Detached | | 42 PADDOCK CLOSE, BRIERLEY, BARNSLEY, SOUTH YORKSHIRE, S72 9FR | £320,000 | 03/02/2023 | Detached | | 2B GEORGE STREET, SOUTH HIENDLEY, BARNSLEY, WAKEFIELD, WEST YORKSHIRE, S72 9BX | £300,000 | 20/12/2022 | Detached | | 9 RYECROFT FARM CLOSE, SOUTH HIENDLEY, BARNSLEY, WAKEFIELD, WEST YORKSHIRE, S72 9BF | £200,000 | 21/10/2022 | Detached | | [Same street] 8 KIRKGATE LANE, SOUTH HIENDLEY, BARNSLEY, WAKEFIELD, WEST YORKSHIRE, S72 9DS | £495,000 | 06/10/2022 | Detached | | 4 WHITE CROSS GARDENS, SOUTH HIENDLEY, BARNSLEY, WAKEFIELD, WEST YORKSHIRE, S72 9BN | £325,000 | 06/10/2022 | Detached | | 6 RYECROFT FARM CLOSE, SOUTH HIENDLEY, BARNSLEY, WAKEFIELD, WEST YORKSHIRE, S72 9BF | £350,000 | 29/06/2022 | Detached | | 1 MANOR CROFT, SOUTH HIENDLEY, BARNSLEY, WAKEFIELD, WEST YORKSHIRE, S72 9DU | £320,000 | 17/12/2021 | Detached | | HOLLY HOUSE GEORGE STREET, SOUTH HIENDLEY, BARNSLEY, WAKEFIELD, WEST YORKSHIRE, S72 9BX | £311,000 | 09/08/2021 | Detached | | 6 THE PARKS, SOUTH HIENDLEY, BARNSLEY, WAKEFIELD, WEST YORKSHIRE, S72 9FH | £375,000 | 30/06/2021 | Detached | **Street average:** £437,500 (2 sales) **Area average:** £332,000 (12 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £294,045 (22 Detached, S72, 2024–2026) - **Deviation:** +63.2% ## 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 Barnsley (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £773/mo ## 1% Rule - **Rent ratio:** 0.16% (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:** -4.6% - **10y growth:** 46.2% ## 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)