# 2 bedroom house for sale (WF11 8JD)

## Property Details

| Key | Value |
|-----|-------|
| Address | 4 HILL TOP MEWS, KNOTTINGLEY, WEST YORKSHIRE WF11 8JD |
| Price | £119,950 |
| Bedrooms | 2 |
| Construction age | England and Wales: 1967-1975 |
| Floor area | 66 m² |
| Last sold | £118,000 Dec 2021 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 22/08/2031
- **Est. upgrade cost to C:** £10,515

### Recommendations
- W1 (£800 - £1,200)
- E (£15)
- 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/9139-5128-1000-0287-9226)

## Description

**SUMMARY**

Ideal for the first time buyer or small family purchaser is this well presented 2 bedroom end town house. Benefiting from a newly fitted kitchen and bathroom and situated in this popular location.

**DESCRIPTION**

Ideal for the first time buyer or small family purchaser is this 2 bedroom end town house. Situated in this convenient location close to all amenities and with easy access to the motorway network. Having been updated in recent months by the present owners to include a newly fitted kitchen and bathroom, the property is maintained and presented to the highest of standards and has the usual requirements of gas central heating and uPVC double glazing. The internal accommodation, which must be viewed to be fully appreciated briefly comprises: Entrance hall, lounge, superbly fitted breakfast kitchen, to the first floor there are 2 good size bedrooms and family bathroom. Outside to the front of the property there is a garden whilst to the rear there is a further attractive garden and single garage.

**Entrance Hall** 

With useful under stairs storage cupboard, uPVC/glazed door leading to the side of the property and having an archway leading into the

**Breakfast Kitchen** 16' 11" x 10' 11" ( 5.16m x 3.33m )

This superbly fitted kitchen has a comprehensive range of light modern units to both high and low level incorporating integrated fridge/freezer, wine rack and with space for appliances and plumbing for a washing machine. Set within the roll edge worktops there is a one and half bowl stainless steel sink unit and 4ring halogen electric hob and double electric oven with extractor over. With laminate flooring, part tiling to walls, down lighters and having an archway leading into the

**Dining Area** 

With uPVC/glazed door leading out to the rear garden.

**Lounge** 15' 8" x 11' ( 4.78m x 3.35m )

With bay window to the front of the property and having a decorative fire surround with marble hearth and insert housing a coal effect electric fire, decorative dado rail, ceiling coving, ceiling rose, radiator cabinet and spindle stairs leading to the 

**First Floor** 

**Master Bedroom ** 11' 1" x 11' ( 3.38m x 3.35m )

With dado rail.

**Bedroom 2** 11' x 8' 5" ( 3.35m x 2.57m )

With useful built-in storage cupboard.

**Family Bathroom** 7' 10" x 5' 6" ( 2.39m x 1.68m )

Having a 3piece suite in soft cream with contemporary chrome fittings comprising panelled bath with shower over and beech style shaker style unit with cupboards under incorporating low level WC and wash hand basin. With part tiling to the walls, feature mirror with cylinder airing/storage cupboard behind.

**Outside** 

To the front of the property there is a lawned garden with paved steps leading down to a paved path to the side of the property. A timber gate gives access to the rear where there is a most attractive garden with paved patio having feature circular paving with bird table and with log hedged flower borders. Beyond there is a lawned garden with paved path leading to a pebbled seating area and garden shed. A timber gate leads out to the rear access road where there is a single garage.

**DIRECTIONS**

The property itself can be approached by leaving Pontefract along the A645 Knottingley Road, proceed into Knottingley and at the Hill Top traffic lights proceed straight ahead passing Morrison's supermarket on the right hand side. Take the next left hand turn into Hilltop Mews and number 4 will be found on the right hand side identified by the For Sale board.

## Property Photos

- ![Photo](/listings/photos/4938628/739655)
- ![Photo](/listings/photos/4938628/739657)
- ![Photo](/listings/photos/4938628/739658)
- ![Photo](/listings/photos/4938628/739660)
- ![Photo](/listings/photos/4938628/739662)
- ![Photo](/listings/photos/4938628/739664)
- ![Photo](/listings/photos/4938628/739665)
- ![Photo](/listings/photos/4938628/739667)
- ![Photo](/listings/photos/4938628/739669)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 4 HILL TOP MEWS, KNOTTINGLEY, WAKEFIELD, WEST YORKSHIRE, WF11 8JD | £118,000 | 14/12/2021 | 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] 3 HILL TOP MEWS, KNOTTINGLEY, WAKEFIELD, WEST YORKSHIRE, WF11 8JD | £105,000 | 23/01/2024 | Terraced |
| [Same street] 9 HILL TOP MEWS, KNOTTINGLEY, WAKEFIELD, WEST YORKSHIRE, WF11 8JD | £133,000 | 20/05/2022 | Terraced |
| [Same street] 3 HILL TOP MEWS, KNOTTINGLEY, WAKEFIELD, WEST YORKSHIRE, WF11 8JD | £110,000 | 20/05/2022 | Terraced |
| [Same street] 5 HILL TOP MEWS, KNOTTINGLEY, WAKEFIELD, WEST YORKSHIRE, WF11 8JD | £123,000 | 16/05/2022 | Terraced |
| BREATHING EQUIPMENT HIRE LTD MALVERN ROAD, KNOTTINGLEY, WAKEFIELD, WEST YORKSHIRE, WF11 8EQ | £364,000 | 14/04/2022 | Other |
| 1A HILL TOP, KNOTTINGLEY, WAKEFIELD, WEST YORKSHIRE, WF11 8EB | £25,000 | 17/03/2022 | Other |
| IAN KAYE CARPETS, 9 THE ARCADE, KNOTTINGLEY, WAKEFIELD, WEST YORKSHIRE, WF11 8EA | £290,000 | 29/11/2021 | Other |

**Street average:** £122,600 (5 sales)
**Area average:** £226,333 (3 sales)

## Price vs local average

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

- **Local average:** £69,333 (3 Other, WF11, 2024–2026)
- **Deviation:** +73%

## 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

## 1% Rule

- **Rent ratio:** 0.66% (weak for cashflow)
- **Max investor price (0.8%):** £99,250
- **Target investor price (1%):** £79,400

*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:** £1,817/m²

## House Price Index (HM Land Registry)

*Official index for Wakefield; All dwelling types series; as of March 2026.*

- **1y growth (index):** 3.1%
- **5y growth (index):** 24.7%
- **10y growth (index):** 59.3%

## 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)