# 2 bedroom semi-detached house for sale (S71 1XH)

## Property Details

| Key | Value |
|-----|-------|
| Address | 42 NEWHILL ROAD, BARNSLEY, SOUTH YORKSHIRE S71 1XH |
| Price | £168,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Last sold | £171,000 Apr 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 10/07/2035
- **Current heating cost:** £657/year
- **Est. upgrade cost to C:** £12,435

### Recommendations
- E (£540 - £630)
- I (£2,200 - £3,500)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2140-5863-3050-2007-9595)

## Description

Property number 43562. Enquire through Rightmove's messaging system and we'll respond within 5 minutes, 24/7. The accommodation comprises: entrance porch, lounge, dining kitchen, first floor landing, 2 bedrooms (main bedroom with walk-in wardrobe) and a house bathroom.

Ground floor:

Entrance porch:

having a uPVC double glazed door and window.

Lounge: 14'8 x 13'0 (4.47m x 3.96m)

A well appointed front facing principal reception room which has a living flame effect gas fire with attractive hearth, inset and surround, radiator, coving to the ceiling and a uPVC large double glazed window. Double doors through to the dining kitchen.

Dining kitchen: 14'8 x 7'8(4.47m x 2.34m)

A contemporary styled dining kitchen which provides an expanse of roll edge work top surfaces in turn incorporating a sink unit with mixer taps over. There are base and wall mounted units complemented by part tiling whilst integrates appliances comprise of oven with 4 ring hob and hood over. There is plumbing for a dishwasher and an under counter fridge (a utility area with plumbing for a washing machine is to be found in the garage).

There are a number of ceiling down lighters, a uPVC double glazed window and French style uPVC double glazed doors giving access to the decking area.

First floor:

Bedroom one: 11'5x 9'5(3.48m x 2.87m)

A front facing bedroom which has a uPVC double glazed window, radiator and walk-in wardrobe.

Bedroom two: 8'5x 9'8 (2.57m x 2.95m)

Being rear facing and having a uPVC double glazed window and a radiator.

Bathroom:

A contemporary designed bathroom which comprises of a low flush WC, floating vanity wash hand basin with drawer beneath and panelled bath with shower over. There is complementary tiling, a towel radiator and a uPVC double glazed window with obscure glass.

Outside:

To the front of the property is an area laid to lawn, a block paved driveway and also a garage. To the rear of the property enclosed by a fence and hedge surround is a good sized garden with a decked area, area laid to lawn, shed, further patio and a brick built barbecue.

Services:

All mains are laid to the property.

Heating:

The property has gas heating installed.

## Property Photos

- ![Photo](/listings/photos/172540430/1802977)
- ![Photo](/listings/photos/172540430/1802978)
- ![Photo](/listings/photos/172540430/1802979)
- ![Photo](/listings/photos/172540430/1802980)
- ![Photo](/listings/photos/172540430/1802982)
- ![Photo](/listings/photos/172540430/1802985)
- ![Photo](/listings/photos/172540430/1802987)
- ![Photo](/listings/photos/172540430/1802989)
- ![Photo](/listings/photos/172540430/1802990)
- ![Photo](/listings/photos/172540430/1802992)
- ![Photo](/listings/photos/172540430/1802993)
- ![Photo](/listings/photos/172540430/1802994)
- ![Photo](/listings/photos/172540430/1802995)

## EPC Graphs

- ![EPC 1](/listings/photos/172540430/1802996) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 42 NEWHILL ROAD, BARNSLEY, SOUTH YORKSHIRE, S71 1XH | £171,000 | 13/04/2026 | 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 |
|---------|-------|------|------|
| 1 ROCHESTER ROAD, MONK BRETTON, BARNSLEY, SOUTH YORKSHIRE, S71 2NJ | £250,000 | 26/11/2025 | Semi-detached |
| 133 WAKEFIELD ROAD, BARNSLEY, SOUTH YORKSHIRE, S71 1ND | £124,000 | 21/11/2025 | Semi-detached |
| 85 WAKEFIELD ROAD, BARNSLEY, SOUTH YORKSHIRE, S71 1ND | £122,500 | 19/06/2023 | Semi-detached |
| 5 STRETTON ROAD, BARNSLEY, SOUTH YORKSHIRE, S71 1XQ | £150,000 | 14/02/2023 | Semi-detached |
| 54 BURTON BANK ROAD, BARNSLEY, SOUTH YORKSHIRE, S71 2NQ | £190,000 | 09/12/2022 | Semi-detached |
| 22 TOPCLIFFE ROAD, MONK BRETTON, BARNSLEY, SOUTH YORKSHIRE, S71 1XP | £163,000 | 30/11/2022 | Semi-detached |
| 22 BEDFORD TERRACE, BARNSLEY, SOUTH YORKSHIRE, S71 1UQ | £70,000 | 11/11/2022 | Semi-detached |
| [Same street] 83 NEWHILL ROAD, BARNSLEY, SOUTH YORKSHIRE, S71 1XH | £300,000 | 20/10/2022 | Detached |
| 2 WELLINGTON CLOSE, BARNSLEY, SOUTH YORKSHIRE, S71 2NH | £190,000 | 17/10/2022 | Semi-detached |
| 50 BRETTAS PARK, BARNSLEY, SOUTH YORKSHIRE, S71 1XW | £200,000 | 20/09/2022 | Semi-detached |
| 9 TOR CLOSE, MONK BRETTON, BARNSLEY, SOUTH YORKSHIRE, S71 1XS | £180,000 | 26/08/2022 | Semi-detached |
| 6 FLEET HILL CRESCENT, BARNSLEY, SOUTH YORKSHIRE, S71 1XJ | £148,000 | 08/07/2022 | Semi-detached |
| 15 STRETTON ROAD, BARNSLEY, SOUTH YORKSHIRE, S71 1XQ | £170,000 | 30/06/2022 | Semi-detached |
| [Same street] 54 NEWHILL ROAD, BARNSLEY, SOUTH YORKSHIRE, S71 1XH | £179,000 | 27/05/2022 | Semi-detached |
| 49 NEWHILL ROAD, BARNSLEY, SOUTH YORKSHIRE, S71 1UG | £135,000 | 13/05/2022 | Semi-detached |
| 23 ROCHESTER ROAD, MONK BRETTON, BARNSLEY, SOUTH YORKSHIRE, S71 2NJ | £172,500 | 06/05/2022 | Semi-detached |
| 7 BOWFELL VIEW, BARNSLEY, SOUTH YORKSHIRE, S71 2AE | £223,000 | 07/04/2022 | Semi-detached |
| 20 BEDFORD TERRACE, BARNSLEY, SOUTH YORKSHIRE, S71 1UQ | £130,000 | 01/04/2022 | Semi-detached |
| [Same street] 117 NEWHILL ROAD, BARNSLEY, SOUTH YORKSHIRE, S71 1XH | £155,000 | 11/02/2022 | Semi-detached |
| 21 BRETTAS PARK, BARNSLEY, SOUTH YORKSHIRE, S71 1XU | £170,000 | 28/01/2022 | Semi-detached |
| 2 TOPCLIFFE ROAD, MONK BRETTON, BARNSLEY, SOUTH YORKSHIRE, S71 1XP | £150,000 | 25/10/2021 | Semi-detached |
| 97 BURTON BANK ROAD, BARNSLEY, SOUTH YORKSHIRE, S71 2AD | £132,500 | 01/10/2021 | Semi-detached |
| 72 BURTON BANK ROAD, BARNSLEY, SOUTH YORKSHIRE, S71 2NQ | £205,000 | 30/09/2021 | Semi-detached |
| [Same street] 84 NEWHILL ROAD, BARNSLEY, SOUTH YORKSHIRE, S71 1XH | £185,000 | 26/08/2021 | Detached |

**Street average:** £204,750 (4 sales)
**Area average:** £163,775 (20 sales)

## Price vs local average

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

- **Local average:** £166,611 (50 Semi-detached, S71, 2024–2026)
- **Deviation:** +0.8%

## Rental Range

*ONS Price Index of Private Rents (Yorkshire and The Humber). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £776/mo
- **Realistic:** £862/mo
- **Optimistic:** £948/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Barnsley (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £449/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 Terraced House, Burton Road, S71 | £750/mo | 2 | 0.34 miles | OpenRent |
| 2 Bed Terraced House, Harborough Hill Road, S71 | £750/mo | 2 | 0.57 miles | OpenRent |
| 2 Bed End Terrace, Honeywell Lane, S71 | £675/mo | 2 | 0.66 miles | OpenRent |

**Average rent: £725/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.45% (weak for cashflow)
- **Max investor price (0.8%):** £93,750
- **Target investor price (1%):** £75,000

*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 £750/mo).*

- **Gross yield:** 5.4%
- **Cost-to-rent:** 18.7×
- **Monthly cashflow:** £-12/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -0.3%

*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:** £2,754/m²

## Capital growth trend

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

- **5y growth:** 15.8%
- **10y growth:** 67.3%

## House Price Index (HM Land Registry)

*Official index for Yorkshire and The Humber; Semi-detached series; as of May 2026.*

- **1y growth (index):** 5.2%
- **5y growth (index):** 24.4%
- **10y growth (index):** 53.6%

## 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)