Sold End of terrace

11 WOODHOUSE MOUNT

NORMANTON, WEST YORKSHIRE WF6 1BN

3 beds 1 baths 926 sq ft Listed 12 May 2014 (-4420d)

£112,000

Reduced on 8 Oct 2014

Save

# 3 bedroom end of terrace house for sale (WF6 1BN)

## Property Details

| Key | Value |
|-----|-------|
| Address | 11 WOODHOUSE MOUNT, NORMANTON, WEST YORKSHIRE WF6 1BN |
| Price | £112,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Construction age | England and Wales: 1950-1966 |
| Floor area | 86 m² |
| Last sold | £107,000 Jan 2015 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 27/05/2034
- **Est. upgrade cost to C:** £20,525

### Recommendations
- B (£500 - £1,500)
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- E (£25)
- 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/0320-2848-5350-2424-5861)

## Description

**** **** REDUCED PRICE AND NO CHAIN INVOLVED Enjoying an extensive rear garden with adjoining countryside is this three bedroom end terrace property benefiting from gas central heating and UPVC double glazing.

Having en suite facilities to the master bedroom, the accommodation comprises entrance hall, lounge, spacious kitchen dining room, rear lobby, three piece house bathroom, a staircase to the first floor landing provides access to three bedrooms (the master of which has en suite facilities).  Outside there is a garden area to the front with a walkway leading to the front entrance door.  The rear has a concrete section area for off street parking leading to a detached single garage having power and lighting.  There is an attractive spacious lawned area to the rear with an entrance low maintenance gravelled section and an elevated paved patio area, ideal for entertaining purposes.

Normanton town centre has excellent amenities including supermarkets and its own railway station, for those wishing to travel further afield there is a direct link via Junction 31 of the M62 motorway making centres such as Wakefield and Leeds accessible on a daily basis via car.

Only a full inspection will reveal all that is on offer at this quality home including the spacious extensive garden to the rear of the property.  All viewings are strictly by prior appointment only.

**ACCOMMODATION** ****

**ENTRANCE** **HALL** **** Front UPVC entrance door with a frosted glazed panelled insert with sunlight above.  Central heating radiator, panelled doors into the dining kitchen and the lounge.

**LOUNGE** **13' 7" x 11' 1" (4.15m x 3.39m)** UPVC double glazed window to the front elevation, central heating radiator, Living flame effect gas fire with a marble hearth, matching interior and decorative wooden surround.  T.v. and telephone point, panelled door into the kitchen diner.

**KITCHEN** **DINER** **13' 5" x 14' 1" (4.10m x 4.31m) plus walk in area** Having a spacious understairs storage cupboard, fully tiled floor, dual aspect UPVC double glazed windows to the rear and side elevation.  A range of fitted base and wall units having laminated work surface over and tiled splash back, ceramic 1 1/2 sink with draining section and chrome mixer tap.  Central heating radiator, wall units incorporating display cabinets, space for Range master style oven and gas supply for the hob with fixed extractor canopy above.  Space and plumbing for an automatic washing machine, space for two under counter appliances.  Archway opening into the rear lobby and having a rear side entrance door with three glazed frosted panels.  Fully tiled floor and panelled door off into the bathroom/w.c.

**BATHROOM/W.C.** **8' 0" x 5' 4" (2.45m x 1.64m)** Three piece white suite comprising panelled bath with electric shower over, low flush w.c., pedestal wash basin with two chrome taps, partially tiled walls and a fully tiled floor, central heating radiator and UPVC double glazed frosted window to the side elevation.

**FIRST** **FLOOR** **LANDING** **** Two wall light points and access to three bedrooms.

**BEDROOM** **ONE** **14' 2" x 13' 5" (4.33m x 4.10m)** The measurement includes the en suite.  The bedroom has a UPVC double glazed window to the rear elevation, central heating radiator and a door to the en suite/w.c.

**EN** **SUITE/W.C.** **5' 4" x 5' 9" (1.63m x 1.77m)** UPVC double glazed window to the rear elevation, one light point, partially tiled walls, two piece white suite comprising of a low flush w.c., pedestal wash basin with two chrome taps and an over stairs storage cupboard housing the condensing combination boiler.

**BEDROOM** **TWO** **7' 10" x 10' 9" (2.41m x 3.29m) plus walk in area** Laminated floor covering, central heating radiator, UPVC double glazed window to the front elevation.

**BEDROOM** **THREE** **6' 4" x 8' 2" (1.94m x 2.50m)** Having a panelled door, central heating radiator, laminated floor coving, one wall light point, loft access and UPVC double glazed window to the front elevation.

**OUTSIDE** **** At the front of the property there is a spacious lawned garden with mature shrubbery borders and a walkway leading to the front entrance door.  Directly to the rear of the house is a block paved, enclosed yard with a partial timber panelled surround providing an ideal seating area.  Separating the house from the garden area is a concrete section drive area providing off street parking leading to a detached garage with an up and over door and power/lighting. The rear garden comprises a low maintenance pebbled entrance area and an extensive spacious lawned section with raised bed vegetation areas within the lawn, mature shrubbery borders and a paved walkway leading to a private raised paved patio area.

**EPC** **RATING** **** To view the full Energy Performance Certificate please either call into one of our four local offices or search for the property on www.richardkendall.co.uk

**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 the Normanton office on 01924 899870 and they will be pleased to arrange a suitable appointment.

**DIRECTIONS** **** Leaving Normanton via High Street at the traffic lights turn right onto Queen Street, which in turn becomes Wakefield Road, after 0.7 miles turn right onto Woodhouse Mount where the property will be found on the left hand side indicated by our for sale board.

## Property Photos

- ![Photo](/listings/photos/30372666/695733)
- ![Photo](/listings/photos/30372666/695734)
- ![Photo](/listings/photos/30372666/695735)
- ![Photo](/listings/photos/30372666/695736)
- ![Photo](/listings/photos/30372666/695737)
- ![Photo](/listings/photos/30372666/695738)
- ![Photo](/listings/photos/30372666/695739)
- ![Photo](/listings/photos/30372666/695740)
- ![Bedroom Two](/listings/photos/30372666/695741) - Bedroom Two
- ![Photo](/listings/photos/30372666/695742)
- ![Photo](/listings/photos/30372666/695743)
- ![Photo](/listings/photos/30372666/695744)
- ![Photo](/listings/photos/30372666/695745)

## Floorplans

- ![Floorplan 1](/listings/photos/30372666/695746) - Floorplan 1

## EPC Graphs

- ![EPC Front Page](/listings/photos/30372666/695749) - EPC Front Page
- ![EPC 2](/listings/photos/30372666/695765) - EPC 2

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 11 WOODHOUSE MOUNT, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BN | £107,000 | 12/01/2015 | Terraced |
| 11 WOODHOUSE MOUNT, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BN | £107,000 | 28/06/2005 | 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 |
|---------|-------|------|------|
| 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 |
| [Same street] 16 WOODHOUSE MOUNT, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BN | £115,000 | 18/08/2023 | 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:** £153,438 (8 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:** -31%

## 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

## 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 |
|------|------|------|------|------|
| 3 Bed Terraced House, The Meadow, WF6 | £850/mo | 3 | 0.4 miles | OpenRent |
| 3 Bed Terraced House, Dalefield Avenue, WF6 | £875/mo | 3 | 0.42 miles | OpenRent |
| 3 Bed Semi-Detached House, Dodsworth Crescent, WF6 | £895/mo | 3 | 0.48 miles | OpenRent |
| 3 Bed Terraced House, Castleford Road, WF6 | £1,050/mo | 3 | 1.11 miles | OpenRent |

**Average rent: £918/mo (4 listings)**

## 1% Rule

- **Rent ratio:** 0.79% (weak for cashflow)
- **Max investor price (0.8%):** £110,625
- **Target investor price (1%):** £88,500

*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 £885/mo).*

- **Gross yield:** 9.5%
- **Cost-to-rent:** 10.5×
- **Monthly cashflow:** £330/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 12.2%

*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:** £1,302/m²

## Capital growth trend

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

- **5y growth:** 23.9%
- **10y growth:** 77.2%

## 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)

Photo 1 Photo 2 Photo 3 Photo 4 Photo 5 Photo 6 Photo 7 Photo 8 Bedroom Two Photo 10 Photo 11 Photo 12 Photo 13

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Property details

Tenure

FREEHOLD

Floor area

86 m²

EPC rating

Year built

England and Wales: 1950-1966

Last sold

£107,000 Jan 2015

Price per m²

£1,302/m²

Local average

£162,313 (-31%)

Deprivation

Decile 2 (4,338 of 33,755)

Street crime

129 incidents within 1 mile (Apr 2026)

Key features

Reduced price, no chain involved
End Terrace
Three Bedrooms
En Suite To Master
Gas Central Heating
UPVC Double glazing
Driveway & Garage
EPC Rating D58

Additional details

Parking: Garage, Off street
Garden: Yes

Description

** REDUCED PRICE AND NO CHAIN INVOLVED Enjoying an extensive rear garden with adjoining countryside is this three bedroom end terrace property benefiting from gas central heating and UPVC double glazing.

Having en suite facilities to the master bedroom, the accommodation comprises entrance hall, lounge, spacious kitchen dining room, rear lobby, three piece house bathroom, a staircase to the first floor landing provides access to three bedrooms (the master of which has en suite facilities). Outside there is a garden area to the front with a walkway leading to the front entrance door. The rear has a concrete section area for off street parking leading to a detached single garage having power and lighting. There is an attractive spacious lawned area to the rear with an entrance low maintenance gravelled section and an elevated paved patio area, ideal for entertaining purposes.

Normanton town centre has excellent amenities including supermarkets and its own railway station, for those wishing to travel further afield there is a direct link via Junction 31 of the M62 motorway making centres such as Wakefield and Leeds accessible on a daily basis via car.

Only a full inspection will reveal all that is on offer at this quality home including the spacious extensive garden to the rear of the property. All viewings are strictly by prior appointment only.

ACCOMMODATION

ENTRANCE HALL Front UPVC entrance door with a frosted glazed panelled insert with sunlight above. Central heating radiator, panelled doors into the dining kitchen and the lounge.

LOUNGE 13' 7" x 11' 1" (4.15m x 3.39m) UPVC double glazed window to the front elevation, central heating radiator, Living flame effect gas fire with a marble hearth, matching interior and decorative wooden surround. T.v. and telephone point, panelled door into the kitchen diner.

KITCHEN DINER 13' 5" x 14' 1" (4.10m x 4.31m) plus walk in area Having a spacious understairs storage cupboard, fully tiled floor, dual aspect UPVC double glazed windows to the rear and side elevation. A range of fitted base and wall units having laminated work surface over and tiled splash back, ceramic 1 1/2 sink with draining section and chrome mixer tap. Central heating radiator, wall units incorporating display cabinets, space for Range master style oven and gas supply for the hob with fixed extractor canopy above. Space and plumbing for an automatic washing machine, space for two under counter appliances. Archway opening into the rear lobby and having a rear side entrance door with three glazed frosted panels. Fully tiled floor and panelled door off into the bathroom/w.c.

BATHROOM/W.C. 8' 0" x 5' 4" (2.45m x 1.64m) Three piece white suite comprising panelled bath with electric shower over, low flush w.c., pedestal wash basin with two chrome taps, partially tiled walls and a fully tiled floor, central heating radiator and UPVC double glazed frosted window to the side elevation.

FIRST FLOOR LANDING Two wall light points and access to three bedrooms.

BEDROOM ONE 14' 2" x 13' 5" (4.33m x 4.10m) The measurement includes the en suite. The bedroom has a UPVC double glazed window to the rear elevation, central heating radiator and a door to the en suite/w.c.

EN SUITE/W.C. 5' 4" x 5' 9" (1.63m x 1.77m) UPVC double glazed window to the rear elevation, one light point, partially tiled walls, two piece white suite comprising of a low flush w.c., pedestal wash basin with two chrome taps and an over stairs storage cupboard housing the condensing combination boiler.

BEDROOM TWO 7' 10" x 10' 9" (2.41m x 3.29m) plus walk in area Laminated floor covering, central heating radiator, UPVC double glazed window to the front elevation.

BEDROOM THREE 6' 4" x 8' 2" (1.94m x 2.50m) Having a panelled door, central heating radiator, laminated floor coving, one wall light point, loft access and UPVC double glazed window to the front elevation.

OUTSIDE At the front of the property there is a spacious lawned garden with mature shrubbery borders and a walkway leading to the front entrance door. Directly to the rear of the house is a block paved, enclosed yard with a partial timber panelled surround providing an ideal seating area. Separating the house from the garden area is a concrete section drive area providing off street parking leading to a detached garage with an up and over door and power/lighting. The rear garden comprises a low maintenance pebbled entrance area and an extensive spacious lawned section with raised bed vegetation areas within the lawn, mature shrubbery borders and a paved walkway leading to a private raised paved patio area.

EPC RATING To view the full Energy Performance Certificate please either call into one of our four local offices or search for the property on www.richardkendall.co.uk

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 the Normanton office on 01924 899870 and they will be pleased to arrange a suitable appointment.

DIRECTIONS ** Leaving Normanton via High Street at the traffic lights turn right onto Queen Street, which in turn becomes Wakefield Road, after 0.7 miles turn right onto Woodhouse Mount where the property will be found on the left hand side indicated by our for sale board.

Listed by

Normanton

Richard Kendall

Reference: 30372666

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 28/05/2024

Expiry date: 27/05/2034

Est. upgrade cost to C: £20,525

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

Recommendations

Cavity wall insulation (£500 - £1,500)
50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (suspended floor) (£800 - £1,200)
Low energy lighting for all fixed outlets (£25)
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 Front Page

EPC 2

Price history

0% since 2005

Event	Date	Price	% change
Sold	12/01/2015 (11 years ago)	£107,000	0%
Sold	28/06/2005 (20 years ago)	£107,000	—

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
Same street 16 WOODHOUSE MOUNT, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BN	£115,000	18/08/2023	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: £153,438 (8 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 23.9%

10y growth 77.2%

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: £723/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
3 Bed Terraced House, The Meadow, WF6	£850/mo	3	0.4 miles	OpenRent
3 Bed Terraced House, Dalefield Avenue, WF6	£875/mo	3	0.42 miles	OpenRent
3 Bed Semi-Detached House, Dodsworth Crescent, WF6	£895/mo	3	0.48 miles	OpenRent
3 Bed Terraced House, Castleford Road, WF6	£1,050/mo	3	1.11 miles	OpenRent

Average rent: £918/mo (4 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.79%

Max investor price (0.8%) £110,625

Target investor price (1%) £88,500

Gross yield 9.5%

Cost-to-rent ratio 10.5×

Monthly cashflow £330/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 12.2%

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).