# 2 bedroom terraced house for sale (WF3 2EP) ## Property Details | Key | Value | |-----|-------| | Address | 17 COMMON LANE, WAKEFIELD, EAST ARDSLEY, WEST YORKSHIRE WF3 2EP | | Price | £175,000 | | Bedrooms | 2 | | Bathrooms | 1 | | Council tax | A | | Last sold | £175,000 Jan 2026 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** C - **Expiry date:** 14/07/2029 - **Current heating cost:** £860/year - **Est. upgrade cost to C:** £19,910 ### Recommendations - Q (£4,000 - £14,000) - W1 (£800 - £1,200) - E (£10) - G (£350 - £450) - 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/8907-4955-8529-5496-2313) ## Description This beautifully presented mid terrace property would make an impressive first step onto the property ladder for any aspiring first time buyer. Situated in the village of East Ardsley, the location allows easy access to a wide range of local amenities with shops, schools and transport links within close proximity. Presented to an exceptionally high standard with stylish modern decoration complementing the traditional look, this lovely home is ready for a new owner to simply move in and enjoy. The accommodation includes a fabulous lounge featuring neutral decoration, laminate flooring and a window to the front aspect. An imitation log burning stove is set in a feature fireplace with exposed brick effect surround and stone hearth. The lounge leads to an inner hallway with staircase leading to the first floor and a further doorway to the dining kitchen. The spacious kitchen has been thoughtfully designed and features a range of stylish wall and base units with work top space incorporating a sink and draining unit with mixer tap. Ample space is available for a washing machine, free standing fridge freezer and breakfast bar. A built in cooker and hob with extractor over is complemented with striking ceramic wall tiles and space is still available for a family sized dining table and chairs. Clearly the heart of the home, the kitchen is the ideal space to dine and entertain. To the first floor a landing gives access to two bedrooms and the bathroom. Bedroom one is a spacious double room with a view to the front and feature fireplace. Bedroom two is a further double room with a view over the rear. The bathroom is fitted with a fabulous white three piece suite comprising bath with shower over, wash basin and WC. Traditionally styled with a modern twist, the bathroom blends beautifully with the style of the property. Outside to the rear is an enclosed block paved patio garden that affords a high degree of privacy and the option to use as a driveway via access to the rear. Further featuring gas central heating and double glazing this charming property simply must be viewed internally to fully appreciate everything it has to offer. Early viewing is highly recommended to avoid disappointment. AGENTS NOTE: We are required by law to conduct Anti-Money Laundering checks on all parties involved in the sale or purchase of a property. We strictly follow HMRC guidance in ensuring the accuracy and continuous monitoring of these checks. A third-party company will carry out the initial checks on our behalf. They will contact you, once your offer has been accepted, to conclude where possible a biometric check with you electronically. As a buyer, you will be charged a non-refundable fee of £20 (inclusive of VAT) per buyer for these checks. The fee covers data collection, manual checking and monitoring. You will need to pay this amount directly to our third-party supplier and complete all Anti-Money Laundering checks before your offer can be formally accepted. ## Property Photos - ![Photo](/listings/photos/169885376/1220104) - ![Photo](/listings/photos/169885376/1220105) - ![Photo](/listings/photos/169885376/1220106) - ![Photo](/listings/photos/169885376/1220107) - ![Photo](/listings/photos/169885376/1220108) - ![Photo](/listings/photos/169885376/1220109) - ![Photo](/listings/photos/169885376/1220110) - ![Photo](/listings/photos/169885376/1220111) - ![Photo](/listings/photos/169885376/1220112) - ![Photo](/listings/photos/169885376/1220113) - ![Photo](/listings/photos/169885376/1220114) - ![Photo](/listings/photos/169885376/1220115) - ![Photo](/listings/photos/169885376/1220116) - ![Photo](/listings/photos/169885376/1220117) ## Floorplans - ![Floorplan 1](/listings/photos/169885376/1220118) - Floorplan 1 ## EPC Graphs - ![EPC 1](/listings/photos/169885376/1220119) - EPC 1 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 17 COMMON LANE, EAST ARDSLEY, WAKEFIELD, LEEDS, WEST YORKSHIRE, WF3 2EP | £175,000 | 30/01/2026 | Terraced | | 17 COMMON LANE, EAST ARDSLEY, WAKEFIELD, LEEDS, WEST YORKSHIRE, WF3 2EP | £125,000 | 29/10/2020 | Terraced | | 17 COMMON LANE, EAST ARDSLEY, WAKEFIELD, LEEDS, WEST YORKSHIRE, WF3 2EP | £121,500 | 02/11/2007 | Terraced | | 17 COMMON LANE, EAST ARDSLEY, WAKEFIELD, LEEDS, WEST YORKSHIRE, WF3 2EP | £105,000 | 26/11/2004 | Terraced | | 17 COMMON LANE, EAST ARDSLEY, WAKEFIELD, LEEDS, WEST YORKSHIRE, WF3 2EP | £48,000 | 28/09/2001 | Terraced | | 17 COMMON LANE, EAST ARDSLEY, WAKEFIELD, LEEDS, WEST YORKSHIRE, WF3 2EP | £41,000 | 23/11/1999 | 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 | |---------|-------|------|------| | 5 WESTERTON ROAD, TINGLEY, WAKEFIELD, LEEDS, WEST YORKSHIRE, WF3 1NS | £156,000 | 19/12/2025 | Terraced | | 53 COMMON LANE, EAST ARDSLEY, WAKEFIELD, LEEDS, WEST YORKSHIRE, WF3 2EL | £145,000 | 08/12/2023 | Terraced | | [Same street] 23 COMMON LANE, EAST ARDSLEY, WAKEFIELD, LEEDS, WEST YORKSHIRE, WF3 2EP | £160,000 | 11/08/2023 | Terraced | | [Same street] 3 COMMON LANE, EAST ARDSLEY, WAKEFIELD, LEEDS, WEST YORKSHIRE, WF3 2EP | £250,000 | 16/06/2023 | Semi-detached | | 8 THE AVENUE, TINGLEY, WAKEFIELD, LEEDS, WEST YORKSHIRE, WF3 1NP | £95,000 | 29/07/2022 | Terraced | | 31 PADDOCK RISE, EAST ARDSLEY, WAKEFIELD, WEST YORKSHIRE, WF3 2GF | £111,995 | 27/05/2022 | Terraced | | 29 PADDOCK RISE, EAST ARDSLEY, WAKEFIELD, WEST YORKSHIRE, WF3 2GF | £111,995 | 27/05/2022 | Terraced | | 33 PADDOCK RISE, EAST ARDSLEY, WAKEFIELD, WEST YORKSHIRE, WF3 2GF | £111,995 | 27/05/2022 | Terraced | | [Same street] 2 COMMON LANE, EAST ARDSLEY, WAKEFIELD, LEEDS, WEST YORKSHIRE, WF3 2EP | £134,000 | 18/02/2022 | Terraced | | 55 ST MICHAELS DRIVE, EAST ARDSLEY, WAKEFIELD, WEST YORKSHIRE, WF3 2GA | £209,995 | 18/02/2022 | Terraced | | 53 ST MICHAELS DRIVE, EAST ARDSLEY, WAKEFIELD, WEST YORKSHIRE, WF3 2GA | £204,995 | 18/02/2022 | Terraced | | 51 ST MICHAELS DRIVE, EAST ARDSLEY, WAKEFIELD, WEST YORKSHIRE, WF3 2GA | £209,995 | 11/02/2022 | Terraced | | [Same street] 4 COMMON LANE, EAST ARDSLEY, WAKEFIELD, LEEDS, WEST YORKSHIRE, WF3 2EP | £147,500 | 04/10/2021 | Semi-detached | | [Same street] 6 COMMON LANE, EAST ARDSLEY, WAKEFIELD, LEEDS, WEST YORKSHIRE, WF3 2EP | £145,000 | 20/09/2021 | Terraced | | 59 COMMON LANE, EAST ARDSLEY, WAKEFIELD, LEEDS, WEST YORKSHIRE, WF3 2EL | £128,000 | 15/09/2021 | Terraced | | 30 GARDEN HOUSE LANE, TINGLEY, WAKEFIELD, LEEDS, WEST YORKSHIRE, WF3 1NW | £140,500 | 13/08/2021 | Terraced | | 14 THE AVENUE, TINGLEY, WAKEFIELD, LEEDS, WEST YORKSHIRE, WF3 1NP | £112,500 | 12/08/2021 | Terraced | **Street average:** £167,300 (5 sales) **Area average:** £144,831 (12 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £169,606 (39 Terraced, WF3, 2024–2026) - **Deviation:** +3.2% ## Rental Range *ONS Price Index of Private Rents (Leeds). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £1,021/mo - **Realistic:** £1,134/mo - **Optimistic:** £1,247/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, Leeds, LS10 | £925/mo | 2 | 1.21 miles | OpenRent | | 2 Bed Terraced House, Sissons Avenue, LS10 | £925/mo | 2 | 1.21 miles | OpenRent | | 2 Bed End Terrace, Sissons Street, LS10 | £950/mo | 2 | 1.22 miles | OpenRent | **Average rent: £933/mo (3 listings)** ## 1% Rule - **Rent ratio:** 0.53% (weak for cashflow) - **Max investor price (0.8%):** £115,625 - **Target investor price (1%):** £92,500 *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 £925/mo).* - **Gross yield:** 6.3% - **Cost-to-rent:** 15.8× - **Monthly cashflow:** £118/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 2.8% *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).* ## Price per Square Metre - **£/m²:** £2,303/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 16.9% - **10y growth:** 54.2% ## House Price Index (HM Land Registry) *Official index for Leeds; Terraced series; as of April 2026.* - **1y growth (index):** 3.8% - **5y growth (index):** 24.3% - **10y growth (index):** 62.2% ## 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)