# 2 bedroom semi-detached house for sale (WF3 3SY) ## Property Details | Key | Value | |-----|-------| | Address | 47 FARMER STREET, WAKEFIELD, CARLTON, WEST YORKSHIRE WF3 3SY | | Price | £310,000 | | Bedrooms | 2 | | Bathrooms | 2 | | Council tax | C | | Floor area | 86 m² | | Last sold | £279,995 Mar 2024 | ## EPC Rating & Upgrade Cost - **Current rating:** B - **Potential rating:** A - **Expiry date:** 18/03/2034 - **Current heating cost:** £431/year - **Est. upgrade cost to C:** £9,500 ### Recommendations - 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/6700-1511-0332-5099-3743) ## Description A rare opportunity to purchase this superb two-bedroom semi-detached home, situated in the highly sought-after village of Carlton. Offering stylish, modern accommodation throughout and boasting an excellent EPC rating of B, this beautifully presented property is ideal for first-time buyers, professionals, or those looking to downsize. The accommodation begins with a welcoming entrance porch leading into a bright and spacious lounge with a front-facing window. An inner hallway provides access to the first floor, a generous downstairs WC, and the impressive kitchen/diner. Fitted with contemporary grey units, quartz worktops, and a wide range of integrated appliances, the kitchen offers ample space for a dining table and chairs. Patio doors open directly onto the rear garden, creating an ideal space for indoor-outdoor living. Outside, the enclosed rear garden is mainly laid to lawn with attractive Indian stone patio areas and pathways, providing the perfect setting for relaxing or entertaining. To the first floor, a spacious landing features a side-facing window and drop-down ladders giving access to a boarded loft, offering excellent additional storage. There are two exceptionally generous double bedrooms, both benefiting from built-in wardrobes, while the master bedroom also enjoys the luxury of an en-suite shower room. Completing the accommodation is a modern family bathroom comprising a bath, WC, and hand wash basin. Externally, the property enjoys a tarmac driveway providing off-road parking, access to a single garage, and a stone pathway leading around the side of the house to the rear garden. This is a fantastic opportunity to acquire a beautifully maintained home in a desirable village location, offering spacious accommodation, quality fixtures and fittings, and excellent outdoor space. Anti-Money Laundering (AML) Checks - As part of making an offer, we’re required by law to complete Anti-Money Laundering (AML) checks to confirm the identity of all purchasers. To cover the cost of this process, a fee of £48 inc VAT per buyer is payable when your offer is accepted. This is a standard requirement for all buyers and helps us ensure your offer can be progressed as quickly and smoothly as possible. ## Property Photos - ![Picture No. 23](/listings/photos/91311831/1644513) - Picture No. 23 - ![Picture No. 12](/listings/photos/91311831/1644514) - Picture No. 12 - ![Picture No. 13](/listings/photos/91311831/1644515) - Picture No. 13 - ![Picture No. 16](/listings/photos/91311831/1644516) - Picture No. 16 - ![Picture No. 15](/listings/photos/91311831/1644517) - Picture No. 15 - ![Picture No. 19](/listings/photos/91311831/1644518) - Picture No. 19 - ![Picture No. 21](/listings/photos/91311831/1644519) - Picture No. 21 - ![Picture No. 10](/listings/photos/91311831/1644520) - Picture No. 10 - ![Picture No. 09](/listings/photos/91311831/1644521) - Picture No. 09 - ![Picture No. 07](/listings/photos/91311831/1644522) - Picture No. 07 - ![Picture No. 03](/listings/photos/91311831/1644523) - Picture No. 03 - ![Picture No. 04](/listings/photos/91311831/1644524) - Picture No. 04 - ![Picture No. 05](/listings/photos/91311831/1644525) - Picture No. 05 - ![Picture No. 06](/listings/photos/91311831/1644526) - Picture No. 06 - ![Picture No. 08](/listings/photos/91311831/1644527) - Picture No. 08 - ![Picture No. 11](/listings/photos/91311831/1644528) - Picture No. 11 - ![Picture No. 14](/listings/photos/91311831/1644529) - Picture No. 14 - ![Picture No. 17](/listings/photos/91311831/1644530) - Picture No. 17 - ![Picture No. 18](/listings/photos/91311831/1644531) - Picture No. 18 - ![Picture No. 20](/listings/photos/91311831/1644532) - Picture No. 20 - ![Picture No. 22](/listings/photos/91311831/1644533) - Picture No. 22 ## Floorplans - ![Floorplan](/listings/photos/91311831/1644534) - Floorplan ## EPC Graphs - ![EPC Rating Graph](/listings/photos/91311831/1644535) - EPC Rating Graph ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 47 FARMER STREET, CARLTON, WAKEFIELD, LEEDS, WEST YORKSHIRE, WF3 3SY | £279,995 | 28/03/2024 | 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 | |---------|-------|------|------| | 7 THE GRANGE, CARLTON, WAKEFIELD, LEEDS, WEST YORKSHIRE, WF3 3TR | £320,000 | 08/12/2025 | Semi-detached | | [Same street] 49 FARMER STREET, CARLTON, WAKEFIELD, LEEDS, WEST YORKSHIRE, WF3 3SY | £424,995 | 16/02/2024 | Detached | | [Same street] 31 FARMER STREET, CARLTON, WAKEFIELD, LEEDS, WEST YORKSHIRE, WF3 3SY | £229,995 | 14/12/2023 | Detached | | [Same street] 15 FARMER STREET, CARLTON, WAKEFIELD, LEEDS, WEST YORKSHIRE, WF3 3SY | £449,995 | 28/11/2023 | Detached | | [Same street] 51 FARMER STREET, CARLTON, WAKEFIELD, LEEDS, WEST YORKSHIRE, WF3 3SY | £230,960 | 08/11/2023 | Other | | [Same street] 9 FARMER STREET, CARLTON, WAKEFIELD, LEEDS, WEST YORKSHIRE, WF3 3SY | £414,995 | 22/09/2023 | Detached | | [Same street] 17 FARMER STREET, CARLTON, WAKEFIELD, LEEDS, WEST YORKSHIRE, WF3 3SY | £498,003 | 30/06/2023 | Other | | 16 ALBION STREET, CARLTON, WAKEFIELD, LEEDS, WEST YORKSHIRE, WF3 3TP | £210,000 | 23/06/2023 | Semi-detached | | THE BUNGALOW STAINTON LANE, CARLTON, WAKEFIELD, LEEDS, WEST YORKSHIRE, WF3 3RP | £275,000 | 14/04/2023 | Semi-detached | | 8 CHAPEL STREET, CARLTON, WAKEFIELD, LEEDS, WEST YORKSHIRE, WF3 3RN | £290,000 | 20/12/2022 | Semi-detached | | TOFT-INGS, 20 CHAPEL STREET, CARLTON, WAKEFIELD, LEEDS, WEST YORKSHIRE, WF3 3RN | £401,000 | 10/10/2022 | Semi-detached | | 8 ALBION STREET, CARLTON, WAKEFIELD, LEEDS, WEST YORKSHIRE, WF3 3TP | £185,000 | 14/09/2022 | Semi-detached | | 26 MAIN STREET, CARLTON, WAKEFIELD, LEEDS, WEST YORKSHIRE, WF3 3RW | £230,000 | 26/07/2022 | Semi-detached | | 2 QUEENS DRIVE, CARLTON, WAKEFIELD, LEEDS, WEST YORKSHIRE, WF3 3RQ | £192,500 | 15/07/2022 | Semi-detached | | 16 QUEENS DRIVE, CARLTON, WAKEFIELD, LEEDS, WEST YORKSHIRE, WF3 3RQ | £180,000 | 03/05/2022 | Semi-detached | | 18 MAIN STREET, CARLTON, WAKEFIELD, LEEDS, WEST YORKSHIRE, WF3 3RW | £245,000 | 04/03/2022 | Semi-detached | | 4 ALBION STREET, CARLTON, WAKEFIELD, LEEDS, WEST YORKSHIRE, WF3 3TP | £162,000 | 13/08/2021 | Semi-detached | | 16 TOWN STREET, CARLTON, WAKEFIELD, LEEDS, WEST YORKSHIRE, WF3 3QU | £172,000 | 05/08/2021 | Semi-detached | **Street average:** £374,824 (6 sales) **Area average:** £238,542 (12 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £220,961 (72 Semi-detached, WF3, 2024–2026) - **Deviation:** +40.3% ## 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 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 Terraced House, Leadwell Lane, LS26 | £795/mo | 2 | 0.37 miles | OpenRent | | 2 Bed Flat, Carlton Lane, WF3 | £775/mo | 2 | 0.7 miles | OpenRent | | 2 Bed Terraced House, Northfield Place, LS26 | £1,100/mo | 2 | 0.72 miles | OpenRent | | 2 Bed Terraced House, Pawson Street, WF3 | £950/mo | 2 | 0.83 miles | OpenRent | | 2 Bed Terraced House, Gillett Lane, LS26 | £895/mo | 2 | 0.85 miles | OpenRent | | 2 Bed End Terrace, Hopefield Mews, LS26 | £975/mo | 2 | 0.89 miles | OpenRent | | 2 Bed End Terrace, Hopefield Mews, LS26 | £1,050/mo | 2 | 0.89 miles | OpenRent | **Average rent: £934/mo (7 listings)** ## 1% Rule - **Rent ratio:** 0.31% (weak for cashflow) - **Max investor price (0.8%):** £118,750 - **Target investor price (1%):** £95,000 *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 £950/mo).* - **Gross yield:** 3.7% - **Cost-to-rent:** 27.2× - **Monthly cashflow:** £-391/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -5.2% *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:** £3,605/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 23.5% - **10y growth:** 52.5% ## House Price Index (HM Land Registry) *Official index for Yorkshire and The Humber; Semi-detached series; as of April 2026.* - **1y growth (index):** 7.5% - **5y growth (index):** 25.2% - **10y growth (index):** 53.2% ## 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)