# 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
- **Current heating cost:** £565/year
- **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 |
| 45 GOOSEHILL ROAD, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BJ | £135,000 | 19/08/2022 | Terraced |
| 30 ELLINS TERRACE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BL | £125,000 | 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 |
| 263 WAKEFIELD ROAD, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1DU | £86,500 | 06/05/2022 | Terraced |
| 2 MARCH STREET, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BQ | £75,000 | 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:** 85.2%

## 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)