Sold Cottage

28 WOODHOUSE MOUNT

NORMANTON, NORMANTON, WEST YORKSHIRE WF6 1BN

1 beds Listed 27 Mar 2007 (-7027d)

£120,000

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# 1 bedroom cottage for sale (WF6 1BN)

## Property Details

| Key | Value |
|-----|-------|
| Address | 28 WOODHOUSE MOUNT, NORMANTON, NORMANTON, WEST YORKSHIRE WF6 1BN |
| Price | £120,000 |
| Bedrooms | 1 |
| Last sold | £108,500 May 2008 |

## Description

The accommodation in brief comprises of entrance lobby, spacious reception/dining area with exposed wooden staircase giving access to the first floor, feature exposed ceiling beams, a characterful brick built exposed chimney breast.  In addition there is a good size lounge with wall mounted gas fire and a quality kitchen/dining area with an array of quality fitted worktop space and base and eye level units.  To the first floor a spacious and beautifully presented four piece house bathroom suite and a spacious double bedroom with feature exposed brick floor and exposed ceiling beams.  To the outside the front garden is enclosed and laid to lawn.

Viewing on this property is essential!

## Property Photos

- ![Photo](/listings/photos/14784218/695782)
- ![Photo](/listings/photos/14784218/695783)
- ![Photo](/listings/photos/14784218/695784)
- ![Photo](/listings/photos/14784218/695785)
- ![Photo](/listings/photos/14784218/695786)
- ![Photo](/listings/photos/14784218/695787)
- ![Photo](/listings/photos/14784218/695788)
- ![Photo](/listings/photos/14784218/695789)
- ![Photo](/listings/photos/14784218/695790)
- ![Photo](/listings/photos/14784218/695791)
- ![Photo](/listings/photos/14784218/695792)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 28 WOODHOUSE MOUNT, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BN | £108,500 | 16/05/2008 | Terraced |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 203 WAKEFIELD ROAD, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BP | £350,000 | 31/03/2023 | Detached |

**Area average:** £350,000 (1 sale)

## Price vs local average

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

- **Local average:** £318,250 (16 Detached, WF6, 2024–2026)
- **Deviation:** -62.3%

## 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):** £499/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 |
|------|------|------|------|------|
| 1 Bed Flat, Dalefield Road, WF6 | £675/mo | 1 | 0.27 miles | OpenRent |
| 1 Bed Flat, Railway Terrace, WF6 | £650/mo | 1 | 0.56 miles | OpenRent |
| 1 Bed Flat, Lower Station Road, WF6 | £650/mo | 1 | 0.58 miles | OpenRent |

**Average rent: £658/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.54% (weak for cashflow)
- **Max investor price (0.8%):** £81,250
- **Target investor price (1%):** £65,000

*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 £650/mo).*

- **Gross yield:** 6.5%
- **Cost-to-rent:** 15.4×
- **Monthly cashflow:** £87/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 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).*

## Capital growth trend

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

- **5y growth:** 19.8%
- **10y growth:** 57.1%

## 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)

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Property details

Last sold

£108,500 May 2008

Local average

£318,250 (-62.3%)

Deprivation

Decile 2 (4,338 of 33,755)

Street crime

129 incidents within 1 mile (Apr 2026)

Key features

Very Well Presented
Stone Fronted Cottage
Double Glazing
Gas Fired Central Heating
Enlcosed Gardens
Quality Fittings
Convenient Location
Well Worth Viewing

Description

A characterful and very well presented one bedroom cottage benefiting from double glazing and gas central heating throughout, surely to attract the most discerning of purchasers and we would advise a full internal inspection is essential on this property to fully appreciate the presentation and quality to fixtures and fittings throughout. Ideally located for daily commuting distance to the M1 and other Northern network links and only a short distance drive from local schools and bus routes in the surrounding area.
The accommodation in brief comprises of entrance lobby, spacious reception/dining area with exposed wooden staircase giving access to the first floor, feature exposed ceiling beams, a characterful brick built exposed chimney breast. In addition there is a good size lounge with wall mounted gas fire and a quality kitchen/dining area with an array of quality fitted worktop space and base and eye level units. To the first floor a spacious and beautifully presented four piece house bathroom suite and a spacious double bedroom with feature exposed brick floor and exposed ceiling beams. To the outside the front garden is enclosed and laid to lawn.
Viewing on this property is essential!

Listed by

Normanton

Richard Kendall

Reference: 14784218

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Price history

Event	Date	Price	% change
Sold	16/05/2008 (18 years ago)	£108,500	—

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
203 WAKEFIELD ROAD, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BP	£350,000	31/03/2023	Detached

Area average: £350,000 (1 sale)

Capital growth trend

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

5y growth 19.8%

10y growth 57.1%

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

1y (index) 3%

5y (index) 24.2%

10y (index) 57.8%

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: £499/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View WF6 1BN

Nearby

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

Type	Name	Distance
Bus stop	Wakefield Road Hope Street	0.1 miles
Bus stop	Wakefield Road Goosehill Road	0.1 miles
Shop	Palmers Garage	0.4 miles
Shop	The Colour Room	0.5 miles
Train station	Normanton	0.6 miles
Train station	Streethouse	1.5 miles
Hospital	Pontefract Hospital	4.8 miles
Hospital	Holgate Hospital	6.1 miles
University	Leeds Law School	8.9 miles
University	Northern Film School	9.1 miles

Street-level crime

Category	Count
Violence and sexual offences	51
Anti-social behaviour	20
Public order	14
Shoplifting	12
Criminal damage and arson	10
Vehicle crime	7
Other theft	6
Other crime	5
Burglary	2
Drugs	2
Total incidents	129

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
Newlands Primary School	Primary	0.1 miles	Good — 15 Oct 2019
Normanton Junior Academy	Primary	0.4 miles	Good — 30 Apr 2018
Outwood Academy Freeston	Secondary	0.5 miles	Requires improvement — 18 Jan 2023
Normanton All Saints CofE Infant School	Primary	0.6 miles	Outstanding — 20 May 2013
Normanton Altofts Junior School	Primary	0.8 miles	Requires improvement — 21 May 2023

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
1 Bed Flat, Dalefield Road, WF6	£675/mo	1	0.27 miles	OpenRent
1 Bed Flat, Railway Terrace, WF6	£650/mo	1	0.56 miles	OpenRent
1 Bed Flat, Lower Station Road, WF6	£650/mo	1	0.58 miles	OpenRent

Average rent: £658/mo (3 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.54%

Max investor price (0.8%) £81,250

Target investor price (1%) £65,000

Gross yield 6.5%

Cost-to-rent ratio 15.4×

Monthly cashflow £87/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 3%

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).