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

## Property Details

| Key | Value |
|-----|-------|
| Address | 4 WOODHOUSE MOUNT, NORMANTON, WEST YORKSHIRE WF6 1BN |
| Price | £110,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Construction age | England and Wales: 1900-1929 |
| Floor area | 57 m² |
| Last sold | £110,000 Jun 2021 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 05/04/2031
- **Est. upgrade cost to C:** £19,510

### Recommendations
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- E (£10)
- 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/0062-3005-3204-8119-3200)

## Description

**SUMMARY**

Guide £110,000 - £120,000 - Are you a FIRST TIME BUYER looking to get your start on the property ladder? The look no further! This SUPERB example of a TWO BEDROOM mid terrace property is READY TO MOVE INTO! With OFF STREET PARKING to the rear, this is a property NOT TO BE MISSED!

**DESCRIPTION**

Briefly comprising of a lounge, dining kitchen, and W.C to the ground floor, with the two bedrooms and house bathroom to the first floor, this inviting home has a low maintenance garden to the rear and a further piece of land beyond for off street parking. A superb home which has been lovingly cared for throughout, viewing is a MUST!

**Lounge** 12' 2" max x 12' 8" max ( 3.71m max x 3.86m max )

Having the entrance door to the front aspect, and a double glazed window also to the front. Feature fire place with electric fire surround, and hearth. Gas central heating radiator.

**Kitchen** 9' 3" max x 12' 3" max ( 2.82m max x 3.73m max )

Having a fitted kitchen with a range of both wall and base units, with work surfaces over. Includes a one and a half bowl sink and drainer, an electric oven with an electric hob, and cooker hood extractor over. Integrated appliances include the washing machine, dishwasher, and fridge freezer. Tiling. Gas central heating boiler. Gas central heating radiator. Double glazed window to the rear and a door to the rear.

**Downstairs W.C.** 

Fitted with a W.C, and a double glazed window to the rear.

**First Floor Landing** 

With stairs rising from the kitchen, and having a gas central heating radiator, and loft access.

**Bedroom One** 12' 3" max x 12' 7" max ( 3.73m max x 3.84m max )

Double glazed window to the front, and a gas central heating radiator.

**Bedroom Two** 4' 6" max x 12' 4" max ( 1.37m max x 3.76m max )

Double glazed window to the rear, and a gas central heating radiator.

**House Bathroom** 

Fitted with a three piece bathroom suite comprising of a bath with mixer taps and a shower over, a wash hand basin, and a w.c. Part tiling. Heated towel rail, and a double glazed window to the rear.

1. MONEY LAUNDERING REGULATIONS: Intending purchasers will be asked to produce identification documentation at a later stage and we would ask for your co-operation in order that there will be no delay in agreeing the sale.

2. General: While we endeavour to make our sales particulars fair, accurate and reliable, they are only a general guide to the property and, accordingly, if there is any point which is of particular importance to you, please contact the office and we will be pleased to check the position for you, especially if you are contemplating travelling some distance to view the property.

3. The measurements indicated are supplied for guidance only and as such must be considered incorrect.

4. Services: Please note we have not tested the services or any of the equipment or appliances in this property, accordingly we strongly advise prospective buyers to commission their own survey or service reports before finalising their offer to purchase.

5. THESE PARTICULARS ARE ISSUED IN GOOD FAITH BUT DO NOT CONSTITUTE REPRESENTATIONS OF FACT OR FORM PART OF ANY OFFER OR CONTRACT. THE MATTERS REFERRED TO IN THESE PARTICULARS SHOULD BE INDEPENDENTLY VERIFIED BY PROSPECTIVE BUYERS OR TENANTS. NEITHER SEQUENCE (UK) LIMITED NOR ANY OF ITS EMPLOYEES OR AGENTS HAS ANY AUTHORITY TO MAKE OR GIVE ANY REPRESENTATION OR WARRANTY WHATEVER IN RELATION TO THIS PROPERTY.

## Property Photos

- ![Photo](/listings/photos/105130835/695635)
- ![Photo](/listings/photos/105130835/695637)
- ![Photo](/listings/photos/105130835/695639)
- ![Photo](/listings/photos/105130835/695641)
- ![Photo](/listings/photos/105130835/695643)
- ![Photo](/listings/photos/105130835/695645)
- ![Photo](/listings/photos/105130835/695646)
- ![Photo](/listings/photos/105130835/695649)

## Floorplans

- ![Floorplan 1](/listings/photos/105130835/695650) - Floorplan 1

## EPC Graphs

- ![EPC](/listings/photos/105130835/695652) - EPC

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 4 WOODHOUSE MOUNT, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BN | £110,000 | 24/06/2021 | Terraced |
| 4 WOODHOUSE MOUNT, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BN | £69,000 | 25/10/2017 | Terraced |
| 4 WOODHOUSE MOUNT, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BN | £31,750 | 20/12/2000 | 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 |
| [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 |

**Street average:** £159,643 (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:** -32.2%

## 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:** 0.72% (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:** 8.7%
- **Cost-to-rent:** 11.5×
- **Monthly cashflow:** £257/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 9.7%

*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:** £1,930/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)