# 3 bedroom detached house for sale (WF4 4PX)

## Property Details

| Key | Value |
|-----|-------|
| Address | 53 WATER LANE, WAKEFIELD, MIDDLESTOWN, WEST YORKSHIRE WF4 4PX |
| Price | £240,000 |
| Bedrooms | 3 |
| Construction age | England and Wales: 1950-1966 |
| Floor area | 95 m² |
| Last sold | £245,000 Jun 2019 |

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** B
- **Expiry date:** 17/08/2026
- **Current heating cost:** £1,130/year
- **Est. upgrade cost to C:** £15,010

### Recommendations
- A3 (£1,500 - £2,700)
- W1 (£800 - £1,200)
- E (£10)
- G (£350 - £450)
- N (£4,000 - £6,000)
- U (£5,000 - £8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8596-6828-5320-5338-1992)

## Description

**** **** Enjoying an open aspect to the rear is this attractive detached family home with three bedrooms, spacious rear garden, off street parking and detached garage.  Available with no chain involved and immediate vacant possession. 

The accommodation briefly comprises entrance hall, kitchen/breakfast room, lounge with opening into the dining room and spacious four piece bathroom. To the first floor, there are three bedrooms, the master being of a particularly good size. Outside, there is a planted front garden with driveway providing off street parking leading to the detached single garage. The rear garden has a large paved seating area, adjoining lawn and well established borders. A brick built summerhouse/work room could be used for a variety of purposes. 

The property enjoys superb open aspects with fields to the rear, Coxley Wood and adjoining countryside. Middlestown is well served by amenities including shops, schools and access to the M1 motorway.

We recommend a viewing at your earliest convenience to avoid disappointment. All viewings by prior appointment only.  

**ACCOMMODATION** ****  

**ENTRANCE** **HALL** **** Side composite entrance door with double glazed panelled inserts, spacious entrance hallway, stairwell off to the first floor, central heating radiator, coving to the ceiling, understairs storage cupboard housing the central heating boiler, access to the lounge/diner, kitchen/dining room and ground floor bathroom/w.c. 

**LOUNGE** **16' 10" x 10' 8" (5.15m x 3.27m)** Arched decorative brick opening to the dining area, UVPC double glazed window to the side, UPVC sliding double glazed doors to the rear garden.  Coving to the ceiling, central heating radiator, living flame gas fire with cast iron effect interior and tiled and wooden surround.  

**DINING** **AREA** **11' 8" x 10' 9" (3.57m x 3.28m)** UPVC double glazed windows to the front and side elevation, central heating radiator and coving to the ceiling.  

**KITCHEN/DINER** **11' 6" x 8' 11" (3.53m x 2.72m)** Cream fronted wall and base units, tiled work surface and matching splash back.  Space with gas point for freestanding oven and hob, fixed canopy hood over, space with plumbing and drainage for a washing machine, 1 1/2 sink and drainer with mixer tap, UPVC double glazed windows to the side and rear.  Central heating radiator.  

**BATHROOM/W.C.** **8' 11" x 7' 11" (2.72m x 2.42m)** Four piece suite comprising low flush w.c., pedestal wash basin with two taps, panelled bath with two taps, corner shower enclosure with a wall mounted mixer shower, fully tiled interior and partially tiled walls.  UPVC double glazed frosted and leaded window to the front and central heating radiator. 

**FIRST** **FLOOR** **LANDING** **** Access to three bedrooms and loft access point. 

**BEDROOM** **ONE** **16' 11" x 12' 9" (5.17m x 3.91m) max** UPVC double glazed window to the rear elevation enjoying a pleasant and open outlook over the rear garden to fields beyond.  Central heating radiator and two spacious storage cupboards off. 

**BEDROOM** **TWO** **11' 8" x 10' 7" (3.56m x 3.23m)** UPVC double glazed window to the front and central heating radiator. 

**BEDROOM** **THREE** **7' 11" x 8' 10" (2.43m x 2.71m) max** UPVC double glazed window to the front and central heating radiator. 

**OUTSIDE** **** To the front there is a paved and raised planted border section.  A concrete driveway provides ample off street parking continuing to the side of the property leading to a detached single garage.  The rear garden has a block paved seating area, paved stairwell, large lawned area, planted borders and a detached brick built summerhouse/work room which could be utilised for storage or a home office.  A low level fence takes full advantage of the open aspect adjoining fields beyond.  

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

**VIEWINGS** **** To view please contact our Ossett office and they will only be too pleased to arrange a suitable appointment. 

## Property Photos

- ![Photo](/listings/photos/71000503/503066)
- ![Photo](/listings/photos/71000503/503069)
- ![Photo](/listings/photos/71000503/503071)
- ![Photo](/listings/photos/71000503/503074)
- ![Photo](/listings/photos/71000503/503079)
- ![Photo](/listings/photos/71000503/503082)
- ![Photo](/listings/photos/71000503/503085)
- ![Photo](/listings/photos/71000503/503088)
- ![Photo](/listings/photos/71000503/503091)

## Floorplans

- ![Floorplan 1](/listings/photos/71000503/503095) - Floorplan 1
- ![Floorplan 2](/listings/photos/71000503/503097) - Floorplan 2

## EPC Graphs

- ![EPC 1](/listings/photos/71000503/503099) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 53 WATER LANE, MIDDLESTOWN, WAKEFIELD, WEST YORKSHIRE, WF4 4PX | £245,000 | 27/06/2019 | 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 |
|---------|-------|------|------|
| [Same street] 18 WATER LANE, MIDDLESTOWN, WAKEFIELD, WEST YORKSHIRE, WF4 4PX | £350,000 | 25/04/2025 | Semi-detached |
| [Same street] 40 WATER LANE, MIDDLESTOWN, WAKEFIELD, WEST YORKSHIRE, WF4 4PX | £200,000 | 06/12/2024 | Semi-detached |
| 41 SANDY LANE, MIDDLESTOWN, WAKEFIELD, WEST YORKSHIRE, WF4 4PN | £270,000 | 31/08/2023 | Detached |
| [Same street] 52 WATER LANE, MIDDLESTOWN, WAKEFIELD, WEST YORKSHIRE, WF4 4PX | £227,500 | 19/05/2023 | Semi-detached |
| 14 LAPWING VIEW, HORBURY, WAKEFIELD, WEST YORKSHIRE, WF4 5NZ | £430,000 | 28/10/2022 | Detached |
| 9 COXLEY DELL, HORBURY, WAKEFIELD, WEST YORKSHIRE, WF4 5LF | £600,000 | 12/05/2022 | Detached |
| 19 LAPWING VIEW, HORBURY, WAKEFIELD, WEST YORKSHIRE, WF4 5NZ | £180,000 | 27/09/2021 | Detached |
| 11 BITTERN CROFT, HORBURY, WAKEFIELD, WEST YORKSHIRE, WF4 5PD | £105,000 | 03/09/2021 | Detached |

**Street average:** £259,167 (3 sales)
**Area average:** £317,000 (5 sales)

## Price vs local average

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

- **Local average:** £383,651 (44 Detached, WF4, 2024–2026)
- **Deviation:** -37.4%

## 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):** £723/mo

## 1% Rule

- **Rent ratio:** 0.33% (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.*

## Price per Square Metre

- **£/m²:** £2,526/m²

## Capital growth trend

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

- **5y growth:** 0.8%
- **10y growth:** 54.2%

## 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)