# 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 | | Last sold | £107,000 Jan 2015 | ## 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 | | 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:** £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 Semi-Detached House, Dodsworth Crescent, WF6 | £895/mo | 3 | 0.48 miles | OpenRent | **Average rent: £873/mo (2 listings)** ## 1% Rule - **Rent ratio:** 0.78% (weak for cashflow) - **Max investor price (0.8%):** £109,125 - **Target investor price (1%):** £87,300 *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 £873/mo).* - **Gross yield:** 9.4% - **Cost-to-rent:** 10.7× - **Monthly cashflow:** £320/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 11.8% *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:** 20.4% - **10y growth:** 83.3% ## 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)