# 2 bedroom bungalow for sale (WF9 2TB)

## Property Details

| Key | Value |
|-----|-------|
| Address | 10 LOWER NORTHCROFT, PONTEFRACT, SOUTH ELMSALL, WEST YORKSHIRE WF9 2TB |
| Price | £230,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Last sold | £220,000 Nov 2021 |

## Description

** ANOTHER PROPERTY SOLD BY WHITEGATES **

## Property Photos

- ![Picture No. 01](/listings/photos/107514665/617970) - Picture No. 01
- ![Picture No. 02](/listings/photos/107514665/617975) - Picture No. 02
- ![Picture No. 06](/listings/photos/107514665/617980) - Picture No. 06
- ![Picture No. 04](/listings/photos/107514665/617984) - Picture No. 04
- ![Picture No. 03](/listings/photos/107514665/617989) - Picture No. 03
- ![Picture No. 05](/listings/photos/107514665/617994) - Picture No. 05
- ![Picture No. 08](/listings/photos/107514665/618002) - Picture No. 08
- ![Picture No. 07](/listings/photos/107514665/618009) - Picture No. 07
- ![Picture No. 10](/listings/photos/107514665/618015) - Picture No. 10
- ![Picture No. 09](/listings/photos/107514665/618021) - Picture No. 09
- ![Picture No. 11](/listings/photos/107514665/618024) - Picture No. 11
- ![Picture No. 12](/listings/photos/107514665/618028) - Picture No. 12
- ![Picture No. 13](/listings/photos/107514665/618032) - Picture No. 13
- ![Picture No. 14](/listings/photos/107514665/618036) - Picture No. 14
- ![Picture No. 15](/listings/photos/107514665/618040) - Picture No. 15
- ![Picture No. 16](/listings/photos/107514665/618047) - Picture No. 16
- ![Picture No. 17](/listings/photos/107514665/618051) - Picture No. 17
- ![Picture No. 18](/listings/photos/107514665/618057) - Picture No. 18
- ![Picture No. 19](/listings/photos/107514665/618064) - Picture No. 19
- ![Picture No. 20](/listings/photos/107514665/618068) - Picture No. 20
- ![Picture No. 21](/listings/photos/107514665/618073) - Picture No. 21
- ![Picture No. 22](/listings/photos/107514665/618081) - Picture No. 22
- ![Picture No. 23](/listings/photos/107514665/618085) - Picture No. 23

## Floorplans

- ![Floorplan](/listings/photos/107514665/618089) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/107514665/618093) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 10 LOWER NORTHCROFT, SOUTH ELMSALL, PONTEFRACT, WAKEFIELD, WEST YORKSHIRE, WF9 2TB | £220,000 | 30/11/2021 | 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 |
|---------|-------|------|------|
| [Same street] 4 LOWER NORTHCROFT, SOUTH ELMSALL, PONTEFRACT, WAKEFIELD, WEST YORKSHIRE, WF9 2TB | £275,000 | 12/12/2025 | Detached |
| [Same street] 18 LOWER NORTHCROFT, SOUTH ELMSALL, PONTEFRACT, WAKEFIELD, WEST YORKSHIRE, WF9 2TB | £260,000 | 30/04/2025 | Detached |
| [Same street] 21 LOWER NORTHCROFT, SOUTH ELMSALL, PONTEFRACT, WAKEFIELD, WEST YORKSHIRE, WF9 2TB | £250,000 | 03/05/2024 | Detached |
| 22 HIGH STREET, SOUTH ELMSALL, PONTEFRACT, WAKEFIELD, WEST YORKSHIRE, WF9 2SJ | £225,000 | 26/05/2023 | Detached |
| [Same street] 11 LOWER NORTHCROFT, SOUTH ELMSALL, PONTEFRACT, WAKEFIELD, WEST YORKSHIRE, WF9 2TB | £217,000 | 06/04/2023 | Semi-detached |
| ARCHWAYS HILL FOLD, SOUTH ELMSALL, PONTEFRACT, WAKEFIELD, WEST YORKSHIRE, WF9 2BZ | £500,000 | 03/10/2022 | Detached |
| 17 ASH GROVE, SOUTH ELMSALL, PONTEFRACT, WAKEFIELD, WEST YORKSHIRE, WF9 2TE | £316,500 | 29/07/2022 | Detached |
| [Same street] 25 LOWER NORTHCROFT, SOUTH ELMSALL, PONTEFRACT, WAKEFIELD, WEST YORKSHIRE, WF9 2TB | £225,000 | 08/07/2022 | Detached |
| 4 ASH GROVE, SOUTH ELMSALL, PONTEFRACT, WAKEFIELD, WEST YORKSHIRE, WF9 2TA | £280,000 | 29/04/2022 | Detached |
| 19 ASH GROVE, SOUTH ELMSALL, PONTEFRACT, WAKEFIELD, WEST YORKSHIRE, WF9 2TE | £250,000 | 25/03/2022 | Detached |
| 58 HIGH STREET, SOUTH ELMSALL, PONTEFRACT, WAKEFIELD, WEST YORKSHIRE, WF9 2SJ | £270,000 | 06/09/2021 | Detached |

**Street average:** £245,400 (5 sales)
**Area average:** £306,917 (6 sales)

## Price vs local average

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

- **Local average:** £260,148 (32 Detached, WF9, 2024–2026)
- **Deviation:** -11.6%

## 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 Terraced House, Whitmore Street, WF9 | £695/mo | 2 | 0.14 miles | OpenRent |
| 2 Bed Terraced House, Kenyon Street, WF9 | £695/mo | 2 | 0.17 miles | OpenRent |
| 2 Bed Terraced House, Westfield Lane, WF9 | £795/mo | 2 | 0.21 miles | OpenRent |
| 2 Bed Terraced House, Church Street, WF9 | £695/mo | 2 | 0.29 miles | OpenRent |
| 2 Bed Terraced House, Church St, WF9 | £695/mo | 2 | 0.29 miles | OpenRent |
| 2 Bed Terraced House, Church St, WF9 | £695/mo | 2 | 0.29 miles | OpenRent |

**Average rent: £712/mo (6 listings)**

## 1% Rule

- **Rent ratio:** 0.3% (weak for cashflow)
- **Max investor price (0.8%):** £86,875
- **Target investor price (1%):** £69,500

*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 £695/mo).*

- **Gross yield:** 3.6%
- **Cost-to-rent:** 27.6×
- **Monthly cashflow:** £-305/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -5.5%

*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:** 2.8%
- **10y growth:** 45.1%

## House Price Index (HM Land Registry)

*Official index for Wakefield; Detached series; as of March 2026.*

- **1y growth (index):** 3%
- **5y growth (index):** 24.2%
- **10y growth (index):** 57.8%

## 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)