# 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

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!

## 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)