Sold STC Semi-detached

39 BROOKLANDS ROAD

WAKEFIELD, WALTON, WEST YORKSHIRE WF2 6LZ

3 beds 2 baths 958 sq ft Listed 4 Nov 2025 (-218d)

£200,000

Offers in Region of

Reduced on 17 Feb 2026

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# 3 bedroom semi-detached house for sale (WF2 6LZ)

## Property Details

| Key | Value |
|-----|-------|
| Address | 39 BROOKLANDS ROAD, WAKEFIELD, WALTON, WEST YORKSHIRE WF2 6LZ |
| Price | £200,000 |
| Bedrooms | 3 |
| Bathrooms | 2 |
| Construction age | England and Wales: 1930-1949 |
| Floor area | 89 m² |
| Last sold | £130,000 Feb 2023 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Current heating cost:** £502/year
- **Est. upgrade cost to C:** £10,550

### Recommendations
- W1 (£800 - £1,200)
- E (£50)
- 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/9370-2131-7220-2892-2221)

## Description

**FULL DESCRIPTION **

***NO ONWARD CHAIN***

The accommodation briefly comprises: Entrance hallway, spacious  lounge, kitchen/dining room, ground floor W.C. First floor landing, there are three bedrooms with principal bedroom en-suite and family bathroom/W.C. Outside the property has a shared driveway leading to covered car port providing off street parking to side of house. The rear garden is enclosed enjoying a good degree of privacy with outside store.

Walton plays host to a range of amenities including shops and well regarded schools, Walton golf course, whilst having easy access to the M1 / M62 motorway network and Sandal/Agbrigg Railway Station, ideal for the commuter.

**********ACCOMMODATION****** ****************

**********ENTRANCE****** **********HALL****** - ****************Front double glazed entrance door, stairs to first floor, central heating radiator and door off to lounge.

**********LOUNGE -****** 13******' 2" x 11' 4" (4.02m x 3.46m) ****** Double glazed window to front aspect, central heating radiators, decorative feature fireplace with back and hearth.

**********KITCHEN/DINING ROOM -****** 11******' 9" x 10' 0" (3.57m x 3.05m)****** Fitted kitchen with a range of wall and base units, complimentary work surface over, splashbacks, plumbing for a washing machine, space for a cooker, space for a fridge/freezer, gas central heating radiator. Double glazed window to the side aspect and side door to covered car port. Storage cupboard.

**W.C - **Double glazed window to side aspect with obscure glass, W.C. Wash hand basin. Gas central heating radiator.

******FIRST****** **********FLOOR****** **********LANDING****** ****************Access to three bedrooms and the bathroom/W.C.

**********BEDROOM****** **********ONE****** - **********13' 2" x 9' 11" (4.01m x 3.01m)****** Double bedroom, laminate floor, double glazed window to front aspect. Gas central heating radiator.

**EN-SUITE - 7'4" x 5'11" (2.24m x 1.54m) **Fully tiled walls, cornet shower cubicle, wash hand basin, low flush W.C, chrome ladder style central heating radiator. Double glazed window to rear aspect with obscure glass.

******BEDROOM****** **********TWO****** - 14******' 11" x 11' 4" (4.54m x 3.46m)****** Double bedroom, double glazed window to front aspect, storage cupboard, loft access. Gas central heating radiator.

**********BEDROOM****** **********THREE****** - 11******' 9" x 10' 3" (3.59m x 3.12m)****** Double bedroom, storage cupboard, double glazed window to rear aspect. Gas central heating radiator.

**********BATHROOM/W.C.****** - 11******' 7" x 8' 8" (3.52m x 2.65m)****** Fitted four piece suite comprising: corner shower cubicle, hand wash basin, low flush W.C., rectangular paneled bath, double glazed window to rear aspect with obscure glass, gas central heating radiator and also a chrome ladder style towel central heating radiator/.

**********OUTSIDE****** ****************To the front the property has a shared driveway leading to covered car port providing off street parking to side of house with power and lighting. The rear garden is enclosed and enjoys a degree of privacy and benefits from brick built outside store room.

BOOK YOU VIEWING 24/7 ON THE YOPA APP TODAY TO AVOID DISAPPOINTMENT!!

TENURE: FREEHOLD

COUNCIL TAX BAND: A

EPC band: C

**Disclaimer**

Whilst we make enquiries with the Seller to ensure the information provided is accurate, Yopa makes no representations or warranties of any kind with respect to the statements contained in the particulars which should not be relied upon as representations of fact. All representations contained in the particulars are based on details supplied by the Seller. Your Conveyancer is legally responsible for ensuring any purchase agreement fully protects your position. Please inform us if you become aware of any information being inaccurate.

**Money Laundering Regulations**

Should a purchaser(s) have an offer accepted on a property marketed by Yopa, they will need to undertake an identification check and asked to provide information on the source and proof of funds. This is done to meet our obligation under Anti Money Laundering Regulations (AML) and is a legal requirement.  We use a specialist third party service together with an in-house compliance team to verify your information. The cost of these checks is £82.50 +VAT per purchase, which is paid in advance, when an offer is agreed and prior to a sales memorandum being issued. This charge is non-refundable under any circumstances.

## Property Photos

- ![Photo](/listings/photos/168991991/458309)
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## Floorplans

- ![Floorplan 1](/listings/photos/168991991/458325) - Floorplan 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 39 BROOKLANDS ROAD, WALTON, WAKEFIELD, WEST YORKSHIRE, WF2 6LZ | £130,000 | 08/02/2023 | 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 |
|---------|-------|------|------|
| 22 BROOKLANDS ROAD, WALTON, WAKEFIELD, WEST YORKSHIRE, WF2 6LY | £150,000 | 18/12/2025 | Semi-detached |
| 29 CHERRY TREE ROAD, WALTON, WAKEFIELD, WEST YORKSHIRE, WF2 6LJ | £278,000 | 31/10/2025 | Semi-detached |
| 12 CHERRY TREE ROAD, WALTON, WAKEFIELD, WEST YORKSHIRE, WF2 6LJ | £270,000 | 01/07/2025 | Semi-detached |
| 6 NEVILE DRIVE, WALTON, WAKEFIELD, WEST YORKSHIRE, WF2 6UB | £320,000 | 06/10/2023 | Semi-detached |
| 15 ALMOND AVENUE, WALTON, WAKEFIELD, WEST YORKSHIRE, WF2 6UA | £290,000 | 01/06/2023 | Semi-detached |
| 42 CHERRY TREE ROAD, WALTON, WAKEFIELD, WEST YORKSHIRE, WF2 6LH | £242,500 | 09/12/2022 | Semi-detached |
| 17 BROOKLANDS ROAD, WALTON, WAKEFIELD, WEST YORKSHIRE, WF2 6LY | £160,000 | 18/11/2022 | Semi-detached |
| 1 EDMONSTONE CLOSE, WALTON, WAKEFIELD, WEST YORKSHIRE, WF2 6UE | £311,750 | 18/11/2022 | Semi-detached |
| 20 NEVILE DRIVE, WALTON, WAKEFIELD, WEST YORKSHIRE, WF2 6UB | £269,000 | 25/10/2022 | Semi-detached |
| 65 CHERRY TREE ROAD, WALTON, WAKEFIELD, WEST YORKSHIRE, WF2 6LH | £215,000 | 25/08/2022 | Semi-detached |
| 3 ALMOND AVENUE, WALTON, WAKEFIELD, WEST YORKSHIRE, WF2 6UA | £275,000 | 19/08/2022 | Semi-detached |
| 1 ALMOND AVENUE, WALTON, WAKEFIELD, WEST YORKSHIRE, WF2 6UA | £242,000 | 19/08/2022 | Semi-detached |
| 114 SHAY LANE, WALTON, WAKEFIELD, WEST YORKSHIRE, WF2 6NB | £175,000 | 28/07/2022 | Semi-detached |
| 17 BROOKLANDS AVENUE, WALTON, WAKEFIELD, WEST YORKSHIRE, WF2 6LX | £150,000 | 15/07/2022 | Semi-detached |
| 24 BROOKLANDS AVENUE, WALTON, WAKEFIELD, WEST YORKSHIRE, WF2 6LX | £140,001 | 22/06/2022 | Semi-detached |
| 5 BROOKLANDS AVENUE, WALTON, WAKEFIELD, WEST YORKSHIRE, WF2 6LX | £175,000 | 10/06/2022 | Semi-detached |
| 26 CHERRY TREE CRESCENT, WALTON, WAKEFIELD, WEST YORKSHIRE, WF2 6LQ | £203,000 | 27/05/2022 | Semi-detached |
| 29 CHERRY TREE ROAD, WALTON, WAKEFIELD, WEST YORKSHIRE, WF2 6LJ | £228,000 | 26/04/2022 | Semi-detached |
| 19 BROOKLANDS VIEW, WALTON, WAKEFIELD, WEST YORKSHIRE, WF2 6NA | £147,000 | 14/04/2022 | Semi-detached |
| 4 GROVE CRESCENT, WALTON, WAKEFIELD, WEST YORKSHIRE, WF2 6LE | £140,000 | 10/03/2022 | Semi-detached |

**Area average:** £219,063 (20 sales)

## Price vs local average

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

- **Local average:** £221,991 (55 Semi-detached, WF2, 2024–2026)
- **Deviation:** -9.9%

## 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):** £723/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 |
|------|------|------|------|------|
| 3 Bed Semi-Detached House, Thornhill Close, WF2 | £1,100/mo | 3 | 0.58 miles | OpenRent |

**Average rent: £1,100/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.55% (weak for cashflow)
- **Max investor price (0.8%):** £137,500
- **Target investor price (1%):** £110,000

*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 £1,100/mo).*

- **Gross yield:** 6.6%
- **Cost-to-rent:** 15.2×
- **Monthly cashflow:** £177/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 3.7%

*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:** £2,247/m²

## Capital growth trend

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

- **5y growth:** 6.3%
- **10y growth:** 61%

## House Price Index (HM Land Registry)

*Official index for Wakefield; Semi-detached series; as of March 2026.*

- **1y growth (index):** 3.8%
- **5y growth (index):** 26.3%
- **10y growth (index):** 61.4%

## 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)

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Property details

Tenure

FREEHOLD

Floor area

89 m²

EPC rating

Year built

England and Wales: 1930-1949

Last sold

£130,000 Feb 2023

Price per m²

£2,247/m²

Local average

£221,991 (-9.9%)

Deprivation

Decile 6 (18,806 of 33,755)

Street crime

16 incidents within 1 mile (Apr 2026)

Key features

***NO CHAIN***
THREE BEDROOMS
EN-SUITE
KITCHEN DINING ROOM
DOWNSTAIRS W.C
CLOSE TO WELL REGARDED SCHOOLS
COVERED CAR PORT
OUTSIDE STORE
GARDENS TO FRONT AD REAR
EASY ACCESS TO M1

Additional details

Parking: Yes
Garden: Yes

Description

FULL DESCRIPTION
*NO ONWARD CHAIN*
The accommodation briefly comprises: Entrance hallway, spacious lounge, kitchen/dining room, ground floor W.C. First floor landing, there are three bedrooms with principal bedroom en-suite and family bathroom/W.C. Outside the property has a shared driveway leading to covered car port providing off street parking to side of house. The rear garden is enclosed enjoying a good degree of privacy with outside store.
Walton plays host to a range of amenities including shops and well regarded schools, Walton golf course, whilst having easy access to the M1 / M62 motorway network and Sandal/Agbrigg Railway Station, ideal for the commuter.

********ACCOMMODATION** ************

******ENTRANCE** ******HALL** - ************Front double glazed entrance door, stairs to first floor, central heating radiator and door off to lounge.

******LOUNGE -** 13**' 2" x 11' 4" (4.02m x 3.46m) ** Double glazed window to front aspect, central heating radiators, decorative feature fireplace with back and hearth.

******KITCHEN/DINING ROOM -** 11**' 9" x 10' 0" (3.57m x 3.05m)** Fitted kitchen with a range of wall and base units, complimentary work surface over, splashbacks, plumbing for a washing machine, space for a cooker, space for a fridge/freezer, gas central heating radiator. Double glazed window to the side aspect and side door to covered car port. Storage cupboard.

W.C - Double glazed window to side aspect with obscure glass, W.C. Wash hand basin. Gas central heating radiator.
**FIRST** ******FLOOR** ******LANDING** ************Access to three bedrooms and the bathroom/W.C.

******BEDROOM** ******ONE** - ******13' 2" x 9' 11" (4.01m x 3.01m)** Double bedroom, laminate floor, double glazed window to front aspect. Gas central heating radiator.

EN-SUITE - 7'4" x 5'11" (2.24m x 1.54m) Fully tiled walls, cornet shower cubicle, wash hand basin, low flush W.C, chrome ladder style central heating radiator. Double glazed window to rear aspect with obscure glass.
**BEDROOM** ******TWO** - 14**' 11" x 11' 4" (4.54m x 3.46m)** Double bedroom, double glazed window to front aspect, storage cupboard, loft access. Gas central heating radiator.

******BEDROOM** ******THREE** - 11**' 9" x 10' 3" (3.59m x 3.12m)** Double bedroom, storage cupboard, double glazed window to rear aspect. Gas central heating radiator.

******BATHROOM/W.C.** - 11**' 7" x 8' 8" (3.52m x 2.65m)** Fitted four piece suite comprising: corner shower cubicle, hand wash basin, low flush W.C., rectangular paneled bath, double glazed window to rear aspect with obscure glass, gas central heating radiator and also a chrome ladder style towel central heating radiator/.

******OUTSIDE** ************To the front the property has a shared driveway leading to covered car port providing off street parking to side of house with power and lighting. The rear garden is enclosed and enjoys a degree of privacy and benefits from brick built outside store room.
BOOK YOU VIEWING 24/7 ON THE YOPA APP TODAY TO AVOID DISAPPOINTMENT!!

TENURE: FREEHOLD
COUNCIL TAX BAND: A
EPC band: C
Disclaimer
Whilst we make enquiries with the Seller to ensure the information provided is accurate, Yopa makes no representations or warranties of any kind with respect to the statements contained in the particulars which should not be relied upon as representations of fact. All representations contained in the particulars are based on details supplied by the Seller. Your Conveyancer is legally responsible for ensuring any purchase agreement fully protects your position. Please inform us if you become aware of any information being inaccurate.
Money Laundering Regulations**
Should a purchaser(s) have an offer accepted on a property marketed by Yopa, they will need to undertake an identification check and asked to provide information on the source and proof of funds. This is done to meet our obligation under Anti Money Laundering Regulations (AML) and is a legal requirement. We use a specialist third party service together with an in-house compliance team to verify your information. The cost of these checks is £82.50 +VAT per purchase, which is paid in advance, when an offer is agreed and prior to a sales memorandum being issued. This charge is non-refundable under any circumstances.

Listed by

East Midlands & Yorkshire

Yopa Property Ltd

Reference: 168991991

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 19/12/2022

Current heating cost: £502/year

Potential heating cost: £470/year

Est. upgrade cost to C: £10,550

Recommendations

Floor insulation (suspended floor) (£800 - £1,200)
Low energy lighting for all fixed outlets (£50)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

Price history

Event	Date	Price	% change
Listed for sale	—	£200,000	+53.8%
Sold	08/02/2023 (3 years ago)	£130,000	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

Same street and nearby sales within 0.25 miles (last 5 years). Data from Land Registry Price Paid.

Address	Price	Date	Type
22 BROOKLANDS ROAD, WALTON, WAKEFIELD, WEST YORKSHIRE, WF2 6LY	£150,000	18/12/2025	Semi-detached
29 CHERRY TREE ROAD, WALTON, WAKEFIELD, WEST YORKSHIRE, WF2 6LJ	£278,000	31/10/2025	Semi-detached
12 CHERRY TREE ROAD, WALTON, WAKEFIELD, WEST YORKSHIRE, WF2 6LJ	£270,000	01/07/2025	Semi-detached
6 NEVILE DRIVE, WALTON, WAKEFIELD, WEST YORKSHIRE, WF2 6UB	£320,000	06/10/2023	Semi-detached
15 ALMOND AVENUE, WALTON, WAKEFIELD, WEST YORKSHIRE, WF2 6UA	£290,000	01/06/2023	Semi-detached
42 CHERRY TREE ROAD, WALTON, WAKEFIELD, WEST YORKSHIRE, WF2 6LH	£242,500	09/12/2022	Semi-detached
17 BROOKLANDS ROAD, WALTON, WAKEFIELD, WEST YORKSHIRE, WF2 6LY	£160,000	18/11/2022	Semi-detached
1 EDMONSTONE CLOSE, WALTON, WAKEFIELD, WEST YORKSHIRE, WF2 6UE	£311,750	18/11/2022	Semi-detached
20 NEVILE DRIVE, WALTON, WAKEFIELD, WEST YORKSHIRE, WF2 6UB	£269,000	25/10/2022	Semi-detached
65 CHERRY TREE ROAD, WALTON, WAKEFIELD, WEST YORKSHIRE, WF2 6LH	£215,000	25/08/2022	Semi-detached
3 ALMOND AVENUE, WALTON, WAKEFIELD, WEST YORKSHIRE, WF2 6UA	£275,000	19/08/2022	Semi-detached
1 ALMOND AVENUE, WALTON, WAKEFIELD, WEST YORKSHIRE, WF2 6UA	£242,000	19/08/2022	Semi-detached
114 SHAY LANE, WALTON, WAKEFIELD, WEST YORKSHIRE, WF2 6NB	£175,000	28/07/2022	Semi-detached
17 BROOKLANDS AVENUE, WALTON, WAKEFIELD, WEST YORKSHIRE, WF2 6LX	£150,000	15/07/2022	Semi-detached
24 BROOKLANDS AVENUE, WALTON, WAKEFIELD, WEST YORKSHIRE, WF2 6LX	£140,001	22/06/2022	Semi-detached
5 BROOKLANDS AVENUE, WALTON, WAKEFIELD, WEST YORKSHIRE, WF2 6LX	£175,000	10/06/2022	Semi-detached
26 CHERRY TREE CRESCENT, WALTON, WAKEFIELD, WEST YORKSHIRE, WF2 6LQ	£203,000	27/05/2022	Semi-detached
29 CHERRY TREE ROAD, WALTON, WAKEFIELD, WEST YORKSHIRE, WF2 6LJ	£228,000	26/04/2022	Semi-detached
19 BROOKLANDS VIEW, WALTON, WAKEFIELD, WEST YORKSHIRE, WF2 6NA	£147,000	14/04/2022	Semi-detached
4 GROVE CRESCENT, WALTON, WAKEFIELD, WEST YORKSHIRE, WF2 6LE	£140,000	10/03/2022	Semi-detached

Area average: £219,063 (20 sales)

Capital growth trend

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

5y growth 6.3%

10y growth 61%

House Price Index (HM Land Registry — official index, not sold-price averages): Wakefield. Series: Semi-detached. As of March 2026.

1y (index) 3.8%

5y (index) 26.3%

10y (index) 61.4%

Rental Range

Estimated market rent for Wakefield. Low = conservative, Realistic = average, Optimistic = best case.

Low £712/mo

Realistic £791/mo

Optimistic £870/mo

Based on Local Authority from postcode lookup → Wakefield.

LHA (30th percentile) floor for Wakefield: £723/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View WF2 6LZ

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	Shay Lane Brooklands View	0.1 miles
Bus stop	Shay Lane Cherry Tree Road	0.2 miles
Shop	Unknown	1.1 miles
Shop	Oakdale Garage	1.4 miles
Train station	Sandal and Agbrigg	1.4 miles
Train station	Pugneys Central	2.2 miles
Hospital	Holgate Hospital	4.2 miles
Hospital	Kendray Hospital	7.2 miles
University	College of the Resurrection	10.8 miles
University	Leeds Law School	10.9 miles

Street-level crime

Category	Count
Violence and sexual offences	10
Criminal damage and arson	3
Anti-social behaviour	2
Vehicle crime	1
Total incidents	16

Within 1 mile during Apr 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Walton Primary Academy	Primary	0.3 miles	Good — 29 Jan 2014
Shay Lane Primary (J and I) School	Primary	1.1 miles	Good — 26 Mar 2024
Crofton Academy	Secondary	1.2 miles	Good — 25 Sep 2023
Crofton Infant School	Primary	1.2 miles	Good — 22 Mar 2012
Crofton Junior School	Primary	1.3 miles	Good — 18 Jun 2013

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
3 Bed Semi-Detached House, Thornhill Close, WF2	£1,100/mo	3	0.58 miles	OpenRent

Average rent: £1,100/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.55%

Max investor price (0.8%) £137,500

Target investor price (1%) £110,000

Gross yield 6.6%

Cost-to-rent ratio 15.2×

Monthly cashflow £177/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 3.7%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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).