Sold STC Terraced

16 WOODHOUSE MOUNT

NORMANTON, WEST YORKSHIRE WF6 1BN

2 beds 1 baths 635 sq ft Listed 19 Apr 2023 (-1160d)

£120,000

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# 2 bedroom terraced house for sale (WF6 1BN)

## Property Details

| Key | Value |
|-----|-------|
| Address | 16 WOODHOUSE MOUNT, NORMANTON, WEST YORKSHIRE WF6 1BN |
| Price | £120,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Construction age | England and Wales: 1900-1929 |
| Floor area | 59 m² |
| Last sold | £115,000 Aug 2023 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 24/10/2032
- **Est. upgrade cost to C:** £18,520

### Recommendations
- Q (£4,000 - £14,000)
- E (£20)
- 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/2482-1666-4958-1121-5811)

## Description

INTERIOR UPVC front entrance door leads into:

LOUNGE 12' 8" x 12' 0" (3.86m x 3.66m) Having gas fire with brass trim, hearth and timber mantle, central heating radiator, bow window letting in plenty of natural light, TV point and telephone point.

DINING KITCHEN 9' 3" x 12' 4" (2.82m x 3.76m) Having a range of Cherry Wood wall and base units to high and low-level with contrasting work surface, incorporating sink and drainer with mixer tap, tiled splash backs, gas cooker, automatic washing machine, double glazed window, under stairs store cupboard, central heating radiator, ample space for table and chairs and rear access door.

STAIR CASE TO FIRST FLOOR LANDING Having central heating radiator and double glazed window.

BEDROOM ONE 12' 8" x 12' 0" (3.86m x 3.66m) Having double glazed window, built-in wardrobes and central heating radiator.

BEDROOM TWO 12' 6" x 6' 5" (3.81m x 1.96m) Having central heating radiator, double glazed window overlooking rear yard and combination condensing boiler.

SHOWER ROOM 5' 9" x 4' 11" (1.75m x 1.5m) Having a modern white three-piece suite comprising; low flush WC, pedestal hand basin with mixer tap, shower cubicle with mains shower, tiled floor, window with obscured glass and storage cupboards.

## Property Photos

- ![Photo](/listings/photos/133849304/695556)
- ![Photo](/listings/photos/133849304/695559)
- ![Photo](/listings/photos/133849304/695561)
- ![Photo](/listings/photos/133849304/695563)
- ![Photo](/listings/photos/133849304/695566)
- ![Photo](/listings/photos/133849304/695568)
- ![Photo](/listings/photos/133849304/695570)

## Floorplans

- ![Floorplan 1](/listings/photos/133849304/695572) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/133849304/695574) - EPC 1

## FENSA Certificates

This property has 2 FENSA certificate(s) on record.

### FENSA Certificate #9086820
- **Address:** 16 Woodhouse Mount, NORMANTON, WF6 1BN
- **Certificate Issued:** 24/09/2012
- **Work Completed:** 29/08/2012
- **Items:** 4 window(s)

### FENSA Certificate #8791046
- **Address:** 16 Woodhouse Mount, NORMANTON, WF6 1BN
- **Certificate Issued:** 16/04/2012
- **Work Completed:** 26/03/2012
- **Items:** 2 window(s), 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 16 WOODHOUSE MOUNT, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BN | £115,000 | 18/08/2023 | 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 |
|---------|-------|------|------|
| 10 HOLLY TREE MEWS, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1FR | £167,333 | 19/12/2025 | Terraced |
| 175 CHURCH LANE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1AZ | £125,000 | 22/11/2024 | Terraced |
| [Same street] 13 WOODHOUSE MOUNT, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BN | £198,000 | 28/10/2024 | Terraced |
| [Same street] 39 WOODHOUSE MOUNT, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BN | £200,000 | 09/08/2024 | Semi-detached |
| [Same street] 9 WOODHOUSE MOUNT, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BN | £172,500 | 18/07/2024 | Terraced |
| 259 WAKEFIELD ROAD, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1DU | £120,000 | 24/11/2023 | Terraced |
| 30 ELLINS TERRACE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BL | £130,000 | 03/11/2023 | Terraced |
| 20 ELLINS TERRACE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BL | £109,000 | 29/09/2023 | Terraced |
| 154 WAKEFIELD ROAD, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BG | £115,000 | 18/07/2023 | Terraced |
| 12 MARCH STREET, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BQ | £123,000 | 31/01/2023 | Terraced |
| [Same street] 19 WOODHOUSE MOUNT, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BN | £175,000 | 20/01/2023 | Terraced |
| 1 MARCH STREET, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BQ | £105,000 | 08/12/2022 | Terraced |
| 283 WAKEFIELD ROAD, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1DU | £105,000 | 21/10/2022 | Terraced |
| 226 WAKEFIELD ROAD, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BW | £110,000 | 29/09/2022 | Terraced |
| 30 ELLINS TERRACE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BL | £125,000 | 19/08/2022 | Terraced |
| 45 GOOSEHILL ROAD, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BJ | £135,000 | 19/08/2022 | Terraced |
| 25 ELLINS TERRACE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BL | £117,500 | 29/07/2022 | Terraced |
| 4 MARCH STREET, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BQ | £106,500 | 10/06/2022 | Terraced |
| 2 MARCH STREET, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BQ | £75,000 | 06/05/2022 | Terraced |
| 263 WAKEFIELD ROAD, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1DU | £86,500 | 06/05/2022 | Terraced |
| 23 ELLINS TERRACE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BL | £135,000 | 11/03/2022 | Terraced |
| 149 CHURCH LANE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1AZ | £108,000 | 09/03/2022 | Terraced |
| [Same street] 22 WOODHOUSE MOUNT, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BN | £117,000 | 21/02/2022 | Terraced |
| 25 ELLINS TERRACE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BL | £98,000 | 15/02/2022 | Terraced |
| 257 WAKEFIELD ROAD, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1DU | £110,000 | 25/10/2021 | Terraced |
| [Same street] 17 WOODHOUSE MOUNT, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BN | £140,000 | 28/09/2021 | Terraced |
| [Same street] 4 WOODHOUSE MOUNT, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BN | £110,000 | 24/06/2021 | Terraced |

**Street average:** £158,929 (7 sales)
**Area average:** £115,292 (20 sales)

## Price vs local average

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

- **Local average:** £162,313 (33 Terraced, WF6, 2024–2026)
- **Deviation:** -26.1%

## 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):** £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, Queensway, WF6 | £950/mo | 2 | 0.37 miles | OpenRent |
| 2 Bed Terraced House, Cambridge Street, WF6 | £795/mo | 2 | 0.39 miles | OpenRent |
| 2 Bed Terraced House, King St, WF6 | £750/mo | 2 | 0.39 miles | OpenRent |

**Average rent: £832/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.66% (weak for cashflow)
- **Max investor price (0.8%):** £99,375
- **Target investor price (1%):** £79,500

*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 £795/mo).*

- **Gross yield:** 8%
- **Cost-to-rent:** 12.6×
- **Monthly cashflow:** £218/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 7.5%

*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:** £2,034/m²

## Capital growth trend

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

- **5y growth:** 12%
- **10y growth:** 78.9%

## 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)

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Property details

Tenure

FREEHOLD

Floor area

59 m²

EPC rating

Year built

England and Wales: 1900-1929

Last sold

£115,000 Aug 2023

Price per m²

£2,034/m²

Local average

£162,313 (-26.1%)

Deprivation

Decile 2 (4,338 of 33,755)

Street crime

129 incidents within 1 mile (Apr 2026)

Key features

NO CHAIN
Ideal Investment
Attention First Time Buyers

Additional details

Heating: Electric, Gas, Double glazing, Gas central
Parking: On street
Garden: Front garden, Back garden

Description

INTERIOR UPVC front entrance door leads into:

LOUNGE 12' 8" x 12' 0" (3.86m x 3.66m) Having gas fire with brass trim, hearth and timber mantle, central heating radiator, bow window letting in plenty of natural light, TV point and telephone point.

DINING KITCHEN 9' 3" x 12' 4" (2.82m x 3.76m) Having a range of Cherry Wood wall and base units to high and low-level with contrasting work surface, incorporating sink and drainer with mixer tap, tiled splash backs, gas cooker, automatic washing machine, double glazed window, under stairs store cupboard, central heating radiator, ample space for table and chairs and rear access door.

STAIR CASE TO FIRST FLOOR LANDING Having central heating radiator and double glazed window.

BEDROOM ONE 12' 8" x 12' 0" (3.86m x 3.66m) Having double glazed window, built-in wardrobes and central heating radiator.

BEDROOM TWO 12' 6" x 6' 5" (3.81m x 1.96m) Having central heating radiator, double glazed window overlooking rear yard and combination condensing boiler.

SHOWER ROOM 5' 9" x 4' 11" (1.75m x 1.5m) Having a modern white three-piece suite comprising; low flush WC, pedestal hand basin with mixer tap, shower cubicle with mains shower, tiled floor, window with obscured glass and storage cupboards.

Listed by

Pontefract

Bradleys Real Estate Ltd

Reference: 133849304

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 25/10/2022

Expiry date: 24/10/2032

Est. upgrade cost to C: £18,520

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

50 mm internal or external wall insulation (£4,000 - £14,000)
Low energy lighting for all fixed outlets (£20)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC 1

FENSA Certificates

This property has 2 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #9086820

Property Details

Street: 16 Woodhouse Mount

Town: NORMANTON

Postcode: WF6 1BN

Installation Details

Items: 4 windows

Certificate Issued: 24/09/2012

Work Completed: 29/08/2012

This certificate data was retrieved from FENSA's database

FENSA Certificate #8791046

Property Details

Street: 16 Woodhouse Mount

Town: NORMANTON

Postcode: WF6 1BN

Installation Details

Items: 2 windows and 1 door

Certificate Issued: 16/04/2012

Work Completed: 26/03/2012

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

Event	Date	Price	% change
Sold	18/08/2023 (2 years ago)	£115,000	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

Same street and nearby sales within 0.25 miles (last 5 years). Data from Land Registry Price Paid.

Address	Price	Date	Type
10 HOLLY TREE MEWS, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1FR	£167,333	19/12/2025	Terraced
175 CHURCH LANE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1AZ	£125,000	22/11/2024	Terraced
Same street 13 WOODHOUSE MOUNT, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BN	£198,000	28/10/2024	Terraced
Same street 39 WOODHOUSE MOUNT, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BN	£200,000	09/08/2024	Semi-detached
Same street 9 WOODHOUSE MOUNT, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BN	£172,500	18/07/2024	Terraced
259 WAKEFIELD ROAD, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1DU	£120,000	24/11/2023	Terraced
30 ELLINS TERRACE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BL	£130,000	03/11/2023	Terraced
20 ELLINS TERRACE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BL	£109,000	29/09/2023	Terraced
154 WAKEFIELD ROAD, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BG	£115,000	18/07/2023	Terraced
12 MARCH STREET, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BQ	£123,000	31/01/2023	Terraced
Same street 19 WOODHOUSE MOUNT, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BN	£175,000	20/01/2023	Terraced
1 MARCH STREET, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BQ	£105,000	08/12/2022	Terraced
283 WAKEFIELD ROAD, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1DU	£105,000	21/10/2022	Terraced
226 WAKEFIELD ROAD, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BW	£110,000	29/09/2022	Terraced
30 ELLINS TERRACE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BL	£125,000	19/08/2022	Terraced
45 GOOSEHILL ROAD, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BJ	£135,000	19/08/2022	Terraced
25 ELLINS TERRACE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BL	£117,500	29/07/2022	Terraced
4 MARCH STREET, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BQ	£106,500	10/06/2022	Terraced
2 MARCH STREET, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BQ	£75,000	06/05/2022	Terraced
263 WAKEFIELD ROAD, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1DU	£86,500	06/05/2022	Terraced
23 ELLINS TERRACE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BL	£135,000	11/03/2022	Terraced
149 CHURCH LANE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1AZ	£108,000	09/03/2022	Terraced
Same street 22 WOODHOUSE MOUNT, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BN	£117,000	21/02/2022	Terraced
25 ELLINS TERRACE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BL	£98,000	15/02/2022	Terraced
257 WAKEFIELD ROAD, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1DU	£110,000	25/10/2021	Terraced
Same street 17 WOODHOUSE MOUNT, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BN	£140,000	28/09/2021	Terraced
Same street 4 WOODHOUSE MOUNT, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BN	£110,000	24/06/2021	Terraced

Street average: £158,929 (7 sales)

Area average: £115,292 (20 sales)

Capital growth trend

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

5y growth 12%

10y growth 78.9%

House Price Index (HM Land Registry — official index, not sold-price averages): Wakefield. Series: Terraced. As of March 2026.

1y (index) 3%

5y (index) 25.1%

10y (index) 61.3%

Rental Range

Estimated market rent for Wakefield. Low = conservative, Realistic = average, Optimistic = best case.

Low £712/mo

Realistic £791/mo

Optimistic £870/mo

Based on Local Authority from postcode lookup → Wakefield.

LHA (30th percentile) floor for Wakefield: £593/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View WF6 1BN

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	Wakefield Road Hope Street	0.1 miles
Bus stop	Wakefield Road Goosehill Road	0.1 miles
Shop	Palmers Garage	0.4 miles
Shop	The Colour Room	0.5 miles
Train station	Normanton	0.6 miles
Train station	Streethouse	1.5 miles
Hospital	Pontefract Hospital	4.8 miles
Hospital	Holgate Hospital	6.1 miles
University	Leeds Law School	8.9 miles
University	Northern Film School	9.1 miles

Street-level crime

Category	Count
Violence and sexual offences	51
Anti-social behaviour	20
Public order	14
Shoplifting	12
Criminal damage and arson	10
Vehicle crime	7
Other theft	6
Other crime	5
Burglary	2
Drugs	2
Total incidents	129

Within 1 mile during Apr 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Newlands Primary School	Primary	0.1 miles	Good — 15 Oct 2019
Normanton Junior Academy	Primary	0.4 miles	Good — 30 Apr 2018
Outwood Academy Freeston	Secondary	0.5 miles	Requires improvement — 18 Jan 2023
Normanton All Saints CofE Infant School	Primary	0.6 miles	Outstanding — 20 May 2013
Normanton Altofts Junior School	Primary	0.8 miles	Requires improvement — 21 May 2023

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, Queensway, WF6	£950/mo	2	0.37 miles	OpenRent
2 Bed Terraced House, Cambridge Street, WF6	£795/mo	2	0.39 miles	OpenRent
2 Bed Terraced House, King St, WF6	£750/mo	2	0.39 miles	OpenRent

Average rent: £832/mo (3 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.66%

Max investor price (0.8%) £99,375

Target investor price (1%) £79,500

Gross yield 8%

Cost-to-rent ratio 12.6×

Monthly cashflow £218/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 7.5%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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).