# 2 bedroom semi-detached house for sale (HX2 8WF) ## Property Details | Key | Value | |-----|-------| | Address | 11 WOODLAND CRESCENT, HALIFAX, WEST YORKSHIRE HX2 8WF | | Price | £180,000 | | Bedrooms | 2 | | Bathrooms | 2 | | Council tax | B | | Last sold | £175,000 Nov 2025 | ## Description Owned from new, this beautifully presented home occupies a select plot within a prestigious, small-scale rural development. Surrounded by rolling countryside, it offers peaceful living with convenient access to Halifax, local amenities, and the M62 for commuting. Tastefully decorated and exceptionally well maintained, the property has been upgraded throughout. Enhancements include quality tiling, upgraded kitchen worktops, and bespoke fitted wardrobes, all adding character and delivering excellent value for the next owner. GROUND FLOOR Welcoming Entrance Hall: With a practical downstairs WC and durable wood-effect laminate flooring that runs throughout the ground floor. Bright Dual-Aspect Lounge: A sunny and spacious living room with views over both the front and side gardens. Features include a charming panelled feature wall and ample space for large sofas and living furniture. Modern Dining Kitchen: Fitted with an electric hob, oven, extractor fan, and space for a large fridge-freezer. There’s also a handy under-stair cupboard for storage. Rear window and door lead directly to the back garden. FIRST FLOOR Master Bedroom: A stunning dual-aspect double room with mirrored fitted wardrobes that enhance natural light. Second Double Bedroom: Currently used as a home office with a sofa bed, this flexible space includes a built-in storage cupboard and rear-facing window. Family Bathroom: Stylish and partly tiled, featuring a bath with thermostatic shower and a side window for ventilation and light. ADDITIONAL FEATURES Boarded Loft with Ladder: Providing generous storage space. Two-Zone Heating: Separate thermostats for ground and first floors for efficient comfort. Immaculate Outdoor Space: A beautifully landscaped rear garden with patio, raised beds, and perimeter fencing—sunny all day with side gate access, outdoor tap, and neat front and side lawns. Driveway & Parking: Private driveway with space for up to three cars plus additional on-street parking available. **Agent Notes & Disclaimer** - The information provided on this property does not constitute or form part of an offer or contract, nor may it be regarded as representation. All interested parties must verify accuracy and your solicitor must verify tenure/lease information, fixtures & fittings and, where the property has been extended/converted, planning/building regulation consents. All dimensions are approximate and quoted for guidance only as are floor plans which are not to scale, and their accuracy cannot be confirmed. Reference to appliances and/or services does not imply that they are necessarily in working order or fit for the purpose. ## Property Photos - ![11WLCHalifax-090525-20.jpg](/listings/photos/161857514/493789) - 11WLCHalifax-090525-20.jpg - ![11WLCHalifax-090525-24.jpg](/listings/photos/161857514/493790) - 11WLCHalifax-090525-24.jpg - ![11WLCHalifax-090525-6.jpg](/listings/photos/161857514/493791) - 11WLCHalifax-090525-6.jpg - ![11WLCHalifax-090525-2.jpg](/listings/photos/161857514/493792) - 11WLCHalifax-090525-2.jpg - ![11WLCHalifax-090525-1.jpg](/listings/photos/161857514/493794) - 11WLCHalifax-090525-1.jpg - ![11WLCHalifax-090525-3.jpg](/listings/photos/161857514/493796) - 11WLCHalifax-090525-3.jpg - ![11WLCHalifax-090525-5.jpg](/listings/photos/161857514/493799) - 11WLCHalifax-090525-5.jpg - ![11WLCHalifax-090525-4.jpg](/listings/photos/161857514/493801) - 11WLCHalifax-090525-4.jpg - ![11WLCHalifax-090525-7.jpg](/listings/photos/161857514/493803) - 11WLCHalifax-090525-7.jpg - ![11WLCHalifax-090525-8.jpg](/listings/photos/161857514/493804) - 11WLCHalifax-090525-8.jpg - ![11WLCHalifax-090525-9.jpg](/listings/photos/161857514/493806) - 11WLCHalifax-090525-9.jpg - ![11WLCHalifax-090525-10.jpg](/listings/photos/161857514/493807) - 11WLCHalifax-090525-10.jpg - ![11WLCHalifax-090525-11.jpg](/listings/photos/161857514/493808) - 11WLCHalifax-090525-11.jpg - ![11WLCHalifax-090525-12.jpg](/listings/photos/161857514/493809) - 11WLCHalifax-090525-12.jpg - ![11WLCHalifax-090525-14.jpg](/listings/photos/161857514/493810) - 11WLCHalifax-090525-14.jpg - ![11WLCHalifax-090525-15.jpg](/listings/photos/161857514/493811) - 11WLCHalifax-090525-15.jpg - ![11WLCHalifax-090525-17.jpg](/listings/photos/161857514/493812) - 11WLCHalifax-090525-17.jpg - ![11WLCHalifax-090525-16.jpg](/listings/photos/161857514/493813) - 11WLCHalifax-090525-16.jpg - ![11WLCHalifax-090525-18.jpg](/listings/photos/161857514/493814) - 11WLCHalifax-090525-18.jpg - ![11WLCHalifax-090525-27.jpg](/listings/photos/161857514/493815) - 11WLCHalifax-090525-27.jpg - ![11WLCHalifax-090525-26.jpg](/listings/photos/161857514/493816) - 11WLCHalifax-090525-26.jpg - ![11WLCHalifax-090525-28.jpg](/listings/photos/161857514/493820) - 11WLCHalifax-090525-28.jpg - ![11WLCHalifax-090525-25.jpg](/listings/photos/161857514/493824) - 11WLCHalifax-090525-25.jpg - ![11WLCHalifax-090525-23.jpg](/listings/photos/161857514/493829) - 11WLCHalifax-090525-23.jpg - ![11WLCHalifax-090525-19.jpg](/listings/photos/161857514/493831) - 11WLCHalifax-090525-19.jpg - ![11WLCHalifax-090525-22.jpg](/listings/photos/161857514/493833) - 11WLCHalifax-090525-22.jpg ## Floorplans - ![11 Woodland Crescent.jpg](/listings/photos/161857514/493835) - 11 Woodland Crescent.jpg ## EPC Graphs - ![EE Rating](/listings/photos/161857514/493837) - EE Rating ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 11 WOODLAND CRESCENT, HALIFAX, CALDERDALE, WEST YORKSHIRE, HX2 8WF | £175,000 | 14/11/2025 | Semi-detached | | 11 WOODLAND CRESCENT, HALIFAX, CALDERDALE, WEST YORKSHIRE, HX2 8WF | £134,995 | 25/02/2022 | Semi-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] 6 WOODLAND CRESCENT, HALIFAX, CALDERDALE, WEST YORKSHIRE, HX2 8WF | £220,000 | 21/11/2023 | Detached | | [Same street] 28 WOODLAND CRESCENT, HALIFAX, CALDERDALE, WEST YORKSHIRE, HX2 8WF | £199,995 | 25/08/2023 | Semi-detached | | [Same street] 36 WOODLAND CRESCENT, HALIFAX, CALDERDALE, WEST YORKSHIRE, HX2 8WF | £229,995 | 31/05/2023 | Detached | | 25 MEADOW BROOK, HALIFAX, CALDERDALE, WEST YORKSHIRE, HX2 8WE | £186,995 | 19/05/2023 | Semi-detached | | 1 MEADOW BROOK, HALIFAX, CALDERDALE, WEST YORKSHIRE, HX2 8WE | £160,000 | 15/03/2023 | Semi-detached | | [Same street] 10 WOODLAND CRESCENT, HALIFAX, CALDERDALE, WEST YORKSHIRE, HX2 8WF | £145,000 | 27/01/2023 | Semi-detached | | 26 MEADOW BROOK, HALIFAX, CALDERDALE, WEST YORKSHIRE, HX2 8WE | £199,995 | 08/12/2022 | Semi-detached | | 24 MEADOW BROOK, HALIFAX, CALDERDALE, WEST YORKSHIRE, HX2 8WE | £181,995 | 30/11/2022 | Semi-detached | | 28 MEADOW BROOK, HALIFAX, CALDERDALE, WEST YORKSHIRE, HX2 8WE | £206,995 | 18/11/2022 | Semi-detached | | 30 MEADOW BROOK, HALIFAX, CALDERDALE, WEST YORKSHIRE, HX2 8WE | £156,995 | 31/10/2022 | Semi-detached | | 43 MEADOW BROOK, HALIFAX, CALDERDALE, WEST YORKSHIRE, HX2 8WE | £173,995 | 30/06/2022 | Semi-detached | | 46 MEADOW BROOK, HALIFAX, CALDERDALE, WEST YORKSHIRE, HX2 8WE | £176,995 | 30/06/2022 | Semi-detached | | 44 MEADOW BROOK, HALIFAX, CALDERDALE, WEST YORKSHIRE, HX2 8WE | £164,995 | 30/06/2022 | Semi-detached | | 41 MEADOW BROOK, HALIFAX, CALDERDALE, WEST YORKSHIRE, HX2 8WE | £166,995 | 29/06/2022 | Semi-detached | | 39 MEADOW BROOK, HALIFAX, CALDERDALE, WEST YORKSHIRE, HX2 8WE | £161,995 | 20/06/2022 | Semi-detached | | 35 MEADOW BROOK, HALIFAX, CALDERDALE, WEST YORKSHIRE, HX2 8WE | £166,995 | 17/06/2022 | Semi-detached | | 33 MEADOW BROOK, HALIFAX, CALDERDALE, WEST YORKSHIRE, HX2 8WE | £140,995 | 13/06/2022 | Semi-detached | | 37 MEADOW BROOK, HALIFAX, CALDERDALE, WEST YORKSHIRE, HX2 8WE | £152,995 | 13/06/2022 | Semi-detached | | 34 MEADOW BROOK, HALIFAX, CALDERDALE, WEST YORKSHIRE, HX2 8WE | £173,995 | 29/04/2022 | Semi-detached | | 32 MEADOW BROOK, HALIFAX, CALDERDALE, WEST YORKSHIRE, HX2 8WE | £144,995 | 29/04/2022 | Semi-detached | | [Same street] 17 WOODLAND CRESCENT, HALIFAX, CALDERDALE, WEST YORKSHIRE, HX2 8WF | £176,995 | 11/03/2022 | Semi-detached | | [Same street] 9 WOODLAND CRESCENT, HALIFAX, CALDERDALE, WEST YORKSHIRE, HX2 8WF | £164,995 | 25/02/2022 | Semi-detached | | [Same street] 19 WOODLAND CRESCENT, HALIFAX, CALDERDALE, WEST YORKSHIRE, HX2 8WF | £186,995 | 31/01/2022 | Detached | | [Same street] 15 WOODLAND CRESCENT, HALIFAX, CALDERDALE, WEST YORKSHIRE, HX2 8WF | £168,995 | 26/01/2022 | Semi-detached | | 2 RIVERWOOD CLOSE, HALIFAX, CALDERDALE, WEST YORKSHIRE, HX2 8TG | £160,500 | 29/10/2021 | Semi-detached | | 5 RIVER VIEW, HALIFAX, CALDERDALE, WEST YORKSHIRE, HX2 8WJ | £171,995 | 30/09/2021 | Semi-detached | | 3 RIVER VIEW, HALIFAX, CALDERDALE, WEST YORKSHIRE, HX2 8WJ | £131,995 | 30/09/2021 | Semi-detached | | [Same street] 10 WOODLAND CRESCENT, HALIFAX, CALDERDALE, WEST YORKSHIRE, HX2 8WF | £131,995 | 27/08/2021 | Semi-detached | | 1 RIVER VIEW, HALIFAX, CALDERDALE, WEST YORKSHIRE, HX2 8WJ | £131,995 | 27/08/2021 | Semi-detached | **Street average:** £180,552 (9 sales) **Area average:** £165,721 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £198,141 (46 Semi-detached, HX2, 2024–2026) - **Deviation:** -9.2% ## Rental Range *ONS Price Index of Private Rents (Calderdale). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £671/mo - **Realistic:** £746/mo - **Optimistic:** £821/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Halifax (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £524/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 Flat, Wheatley Court, HX2 | £600/mo | 2 | 0.8 miles | OpenRent | | 2 Bed Flat, Cumberland Close, HX2 | £500/mo | 2 | 1.14 miles | OpenRent | | 2 Bed Terraced House, Lower Slack, HX2 | £650/mo | 2 | 1.14 miles | OpenRent | **Average rent: £583/mo (3 listings)** ## 1% Rule - **Rent ratio:** 0.33% (weak for cashflow) - **Max investor price (0.8%):** £75,000 - **Target investor price (1%):** £60,000 *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 £600/mo).* - **Gross yield:** 4% - **Cost-to-rent:** 25× - **Monthly cashflow:** £-194/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -4.5% *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).* ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 11.9% - **10y growth:** 9.8% ## House Price Index (HM Land Registry) *Official index for Calderdale; Semi-detached series; as of March 2026.* - **1y growth (index):** 3.8% - **5y growth (index):** 30.7% - **10y growth (index):** 62.4% ## 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)