# 5 bedroom detached house for sale (YO32 3FD) ## Property Details | Key | Value | |-----|-------| | Address | 29 WEST NOOKS, YORK, HAXBY, YORK YO32 3FD | | Price | £400,000 | | Bedrooms | 5 | | Bathrooms | 2 | | Council tax | D | | Last sold | £395,000 Jan 2025 | ## Description A lovely extended 5 bedroom detached house offering spacious ground floor living space. The entrance hallway leads into the through lounge and dining room which has an oriel bay window in the dining area and an attractive log burner in the lounge. Double doors from the dining room open to the stylish kitchen/breakfast room which has lovely patio doors opening onto the rear garden. The kitchen is fitted with a range of modern wall and base units with worktops incorporating a gas hob, extractor hood, oven/grill, integrated fridge and washing machine and space for a freezer. There is also a study and a downstairs shower room/WC and an inner hall with a staircase leading to 2 double bedrooms on the first floor. The main staircase from the entrance hall leads to a further 3 bedrooms and the family bathroom/WC. The property has gas central heating, double glazing and an Energy Performance (EPC) rating TBC. Outside to the front is a block paved driveway providing off street parking and a raised mature planted border. Double wooden gates lead through to the lawned rear garden which has a gravelled area and a large raised seating area. West Nooks is situated just half a mile west of the centre of Haxby village with its extensive array of shops and facilities. The outer ring road is 1.6 miles to the south and York’s city walls at Monk Bar are 2.8 miles further on. COUNCIL TAX Band D - 2024/2025 Approx £2038. **IMPORTANT NOTE TO POTENTIAL PURCHASERS & TENANTS:** We endeavour to make our particulars accurate and reliable, however, they do not constitute or form part of an offer or any contract and none is to be relied upon as statements of representation or fact. The services, systems and appliances listed in this specification have not been tested by us and no guarantee as to their operating ability or efficiency is given. All photographs and measurements have been taken as a guide only and are not precise. Floor plans where included are not to scale and accuracy is not guaranteed. If you require clarification or further information on any points, please contact us, especially if you are traveling some distance to view. POTENTIAL PURCHASERS: Fixtures and fittings other than those mentioned are to be agreed with the seller. POTENTIAL TENANTS: All properties are available for a minimum length of time, with the exception of short term accommodation. Please contact the branch for details. A security deposit of at least one month’s rent is required. Rent is to be paid one month in advance. It is the tenant’s responsibility to insure any personal possessions. Payment of all utilities including water rates or metered supply and Council Tax is the responsibility of the tenant in most cases. QYO240006/2 ## Property Photos - ![Photo](/listings/photos/143556986/387940) - Photo - ![Photo](/listings/photos/143556986/387941) - Photo - ![Photo](/listings/photos/143556986/387942) - Photo - ![Photo](/listings/photos/143556986/387943) - Photo - ![Photo](/listings/photos/143556986/387944) - Photo - ![Photo](/listings/photos/143556986/387945) - Photo - ![Photo](/listings/photos/143556986/387946) - Photo - ![Photo](/listings/photos/143556986/387947) - Photo - ![Photo](/listings/photos/143556986/387948) - Photo - ![Photo](/listings/photos/143556986/387949) - Photo - ![Photo](/listings/photos/143556986/387952) - Photo - ![Photo](/listings/photos/143556986/387958) - Photo - ![Photo](/listings/photos/143556986/387962) - Photo - ![Photo](/listings/photos/143556986/387966) - Photo - ![Photo](/listings/photos/143556986/387969) - Photo - ![Photo](/listings/photos/143556986/387972) - Photo - ![Photo](/listings/photos/143556986/387974) - Photo ## Floorplans - ![Floorplan](/listings/photos/143556986/387976) - Floorplan ## FENSA Certificates This property has 1 FENSA certificate(s) on record. ### FENSA Certificate #17098796 - **Address:** 29 West Nooks, Haxby, YO32 3FD - **Certificate Issued:** 14/12/2025 - **Work Completed:** 05/12/2025 - **Items:** 13 window(s), 2 door(s) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 29 WEST NOOKS, HAXBY, YORK, YO32 3FD | £395,000 | 16/01/2025 | Detached | | 29 WEST NOOKS, HAXBY, YORK, YO32 3FD | £232,000 | 30/05/2014 | 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 | |---------|-------|------|------| | 6 NETHERWINDINGS, HAXBY, YORK, YO32 3FB | £310,000 | 23/08/2023 | Detached | | [Same street] 52 WEST NOOKS, HAXBY, YORK, YO32 3FD | £374,000 | 10/07/2023 | Detached | | 45 TOWTHORPE ROAD, HAXBY, YORK, YO32 3LZ | £725,000 | 17/03/2023 | Detached | | 9 NEW FORGE COURT, HAXBY, YORK, YO32 3YA | £425,000 | 19/12/2022 | Detached | | 11 NEW FORGE COURT, HAXBY, YORK, RYEDALE, NORTH YORKSHIRE, YO32 3YA | £541,000 | 01/12/2022 | Detached | | [Same street] 59 WEST NOOKS, HAXBY, YORK, YO32 3FD | £275,000 | 18/11/2022 | Semi-detached | | 16 FOLKS CLOSE, HAXBY, YORK, YO32 3SP | £435,000 | 30/08/2022 | Detached | | 17 NETHERWINDINGS, HAXBY, YORK, YO32 3FB | £284,000 | 06/07/2022 | Detached | | [Same street] 37 WEST NOOKS, HAXBY, YORK, YO32 3FD | £320,000 | 23/06/2022 | Semi-detached | | 7 NETHERWINDINGS, HAXBY, YORK, YO32 3FB | £321,000 | 31/05/2022 | Detached | | 34 NETHERWINDINGS, HAXBY, YORK, YO32 3FB | £375,000 | 13/04/2022 | Detached | | [Same street] 53 WEST NOOKS, HAXBY, YORK, YO32 3FD | £230,000 | 17/02/2022 | Semi-detached | | 5 TOWTHORPE ROAD, HAXBY, YORK, YO32 3LY | £457,500 | 15/02/2022 | Detached | | [Same street] 44 WEST NOOKS, HAXBY, YORK, YO32 3FD | £275,000 | 10/12/2021 | Semi-detached | | 1 FOLKS CLOSE GARDENS, HAXBY, YORK, YO32 3SQ | £540,000 | 22/06/2021 | Detached | **Street average:** £294,800 (5 sales) **Area average:** £441,350 (10 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £428,014 (37 Detached, YO32, 2024–2026) - **Deviation:** -6.5% ## Rental Range *ONS Price Index of Private Rents (York). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £1,060/mo - **Realistic:** £1,178/mo - **Optimistic:** £1,296/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for York (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £1,197/mo ## 1% Rule - **Rent ratio:** 0.29% (weak for cashflow) - **Max investor price (0.8%):** £147,250 - **Target investor price (1%):** £117,800 *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 Area rent estimate.* ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 3.3% - **10y growth:** 40.1% ## House Price Index (HM Land Registry) *Official index for York; Detached series; as of March 2026.* - **1y growth (index):** 3% - **5y growth (index):** 17.1% - **10y growth (index):** 39.1% ## 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)