# 2 bedroom terraced house for sale (WF11 8JD)

## Property Details

| Key | Value |
|-----|-------|
| Address | 3 HILL TOP MEWS, KNOTTINGLEY, WEST YORKSHIRE WF11 8JD |
| Price | £100,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | A |
| Last sold | £105,000 Jan 2024 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 16/03/2025 — **EXPIRED** (no longer valid for marketing or letting)
- **Est. upgrade cost to C:** £12,700

### Recommendations
- N (£4,000 - £6,000)
- O3 (£1,000 - £1,400)
- U (£5,000 - £8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8401-1233-2429-3397-0753)

## Description

We are delighted to offer for sale this spacious two bedroom town house, an ideal purchase for the First Time Buyer/Family.  Close to all local amenities, schools and local transport links.  With this property comes a detached garage. An early viewing is strongly recommended.

Auctioneer Comments This property is for sale by the Modern Method of Auction. Should you view, offer or bid on the property, your information will be shared with the Auctioneer, iamsold Limited. This method of auction requires both parties to complete the transaction within 56 days of the draft contract for sale being received by the buyers solicitor. This additional time allows buyers to proceed with mortgage finance (subject to lending criteria, affordability and survey). The buyer is required to sign a reservation agreement and make payment of a non-refundable Reservation Fee. This being 4.2% of the purchase price including VAT, subject to a minimum of £6,000.00 including VAT. The Reservation Fee is paid in addition to purchase price and will be considered as part of the chargeable consideration for the property in the calculation for stamp duty liability. Buyers will be required to go through an identification verification process with iamsold and provide proof of how the purchase would be funded. This property has a Buyer Information Pack which is a collection of documents in relation to the property. The documents may not tell you everything you need to know about the property, so you are required to complete your own due diligence before bidding. A sample copy of the Reservation Agreement and terms and conditions are also contained within this pack. The buyer will also make payment of £300 including VAT towards the preparation cost of the pack, where it has been provided by iamsold. The property is subject to an undisclosed Reserve Price with both the Reserve Price and Starting Bid being subject to change. Referral Arrangements The Partner Agent and Auctioneer may recommend the services of third parties to you. Whilst these services are recommended as it is believed they will be of benefit; you are under no obligation to use any of these services and you should always consider your options before services are accepted. Where services are accepted the Auctioneer or Partner Agent may receive payment for the recommendation and you will be informed of any referral arrangement and payment prior to any services being taken by you.

**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. 

PON230559/2

## Property Photos

- ![Front](/listings/photos/141211550/739623) - Front
- ![Lounge](/listings/photos/141211550/739625) - Lounge
- ![Kitchen](/listings/photos/141211550/739627) - Kitchen
- ![Bedroom 1](/listings/photos/141211550/739629) - Bedroom 1
- ![Bedroom 2](/listings/photos/141211550/739630) - Bedroom 2
- ![Outside](/listings/photos/141211550/739632) - Outside
- ![Bathroom/W.C.](/listings/photos/141211550/739634) - Bathroom/W.C.
- ![Cloaks](/listings/photos/141211550/739637) - Cloaks

## Floorplans

- ![Floorplan](/listings/photos/141211550/739639) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/141211550/739641) - EPC Rating Graph

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #9239151
- **Address:** 3 Hill Top Mews, KNOTTINGLEY, WF11 8JD
- **Certificate Issued:** 17/12/2012
- **Work Completed:** 05/11/2012
- **Items:** 1 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 3 HILL TOP MEWS, KNOTTINGLEY, WAKEFIELD, WEST YORKSHIRE, WF11 8JD | £105,000 | 23/01/2024 | Terraced |
| 3 HILL TOP MEWS, KNOTTINGLEY, WAKEFIELD, WEST YORKSHIRE, WF11 8JD | £110,000 | 20/05/2022 | 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] 9 HILL TOP MEWS, KNOTTINGLEY, WAKEFIELD, WEST YORKSHIRE, WF11 8JD | £133,000 | 20/05/2022 | Terraced |
| [Same street] 5 HILL TOP MEWS, KNOTTINGLEY, WAKEFIELD, WEST YORKSHIRE, WF11 8JD | £123,000 | 16/05/2022 | 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:** £129,000 (4 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:** -30.2%

## 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:** 0.8% (okay)
- **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:** 9.6%
- **Cost-to-rent:** 10.4×
- **Monthly cashflow:** £301/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 12.5%

*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:** £1,538/m²

## Capital growth trend

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

- **5y growth:** 64.4%
- **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)