Sold Terraced

10 WOODHOUSE MOUNT

NORMANTON, NORMANTON, WEST YORKSHIRE WF6 1BN

2 beds 1 baths 538 sq ft Listed 12 Jan 2015 (-4177d)

£42,000

Guide Price

Reduced on 25 Nov 2015

Save

# 2 bedroom terraced house for sale (WF6 1BN)

## Property Details

| Key | Value |
|-----|-------|
| Address | 10 WOODHOUSE MOUNT, NORMANTON, NORMANTON, WEST YORKSHIRE WF6 1BN |
| Price | £42,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Construction age | England and Wales: 1900-1929 |
| Floor area | 50 m² |
| Last sold | £76,000 Jul 2004 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 12/10/2030
- **Est. upgrade cost to C:** £19,500

### Recommendations
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- 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/9020-2517-8000-2390-4635)

## Description

**** **** ***THIS PROPERTY WILL BE OFFERED FOR SALE BY AUCTION ON 10th DECEMBER at The Cedar Court hotel, Bradford, BD5 8HQ. REGISTRATION FROM 6.30PM, AUCTION STARTS AT 7PM***

For sale by Modern Method Of Auction; Starting Bid Price £42,000 plus Reservation Fee. Subject to an undisclosed reserve price.

An ideal opportunity for the first time buyer or young working couple looking to gain access onto the property market with this two bedroom mature mid terrace property, which is in need of some updating, however, offers much potential.

Benefiting from nearby garage, gas central heating and double glazing, the accommodation fully comprises lounge, kitchen diner, lean to conservatory, first floor landing, two bedrooms (the master being of a particularly good size) and a modern house bathroom/w.c.  Outside, to the rear there is a low maintenance flagged garden.

Well placed for local amenities including shops and schools, there is easy access to the M62 motorway network, local bus routes travelling to and from the city centre and train station.

Offered for sale with no chain involved, a viewing comes recommended to avoid any disappointment.

This property is for sale by West Yorkshire Property Auction powered by iam-sold ltd.

**LOUNGE** **17' 0" x 17' 1" (5.18m x 5.21m) max** Through the UPVC double glazed front entrance door you enter the lounge which has a very attractive feature fireplace with gas fire. There is a front facing UPVC double glazed window and double panelled central heating radiator. Two wall light points and coving to the ceiling. T.V point. Double timber doors lead though into the dining kitchen.

**DINING** **KITCHEN** **13' 0" x 12' 5" (3.96m x 3.78m)** Having a cottage style theme to walls and ceiling. An open plan stair case leads up to the first floor. This good sized room has a range of fitted units to both wall and base with laminate work surfaces over. Inset electric oven, hob and extractor hood. Plumbing for an automatic washing machine and dishwasher. Single panelled central heating radiator. Rear facing UPVC double glazed window and a timber rear entrance door.

**CONSERVATORY/SUN** **ROOM** **9' 0" x 8' 2" (2.74m x 2.49m)** Wood flooring, single panelled central heating radiator. Electric sockets.

**FIRST** **FLOOR** **LANDING** ****

**BEDROOM** **ONE** **12' 6" x 12' 4" (3.81m x 3.76m) to the wardrobes.** UPVC double glazed window to front and a single panelled central heating radiator. Laminate flooring. A range of fitted wardrobes. Access to the roof space.

**BEDROOM** **TWO** **12' 8" x 7' 0" (3.86m x 2.13m)** Rear facing with a UPVC double glazed window and a single panelled central heating radiator. Laminate flooring.

**BATHROOM/W.C.** **5' 4" x 4' 11" (1.65m x 1.51m)** This modern bathroom has been refurbished in recent years offering a three piece white suite with mixer tap shower. The walls are fully tiled. Single panelled central heating radiator and ceramic tiled floor. Frosted UPVC double glazed window.

**EXTERIOR** **** Outside the property fronts the pavement whilst to rear there is a pleasant sized garden with timber boundary fencing and a personal gate to an un made service road.  The property has use of a garage at the rear.

**VIEWINGS** **** To view please contact our Normanton office on 01924 899870 and they will be pleased to arrange a suitable appointment.

**EPC** **RATING** **** To view the full Energy Performance Certificate please either call into one of our five local offices or search for the property on www.richardkendall.co.uk

**LAYOUT** **PLANS** **** These floor plans are intended as a rough guide only and are not to be intended as an exact representation and should not be scaled.  We cannot confirm the accuracy of the measurements or details of these floor plans.

**DIRECTIONS** **** Leave Normanton town centre via Wakefield Road.  After 600 yards turn right onto Woodhouse Mount and number 10 can be found identified by our for sale board.

**AUCTION** **TERMS** **&** **CONDITIONS** **** This property is for sale by the Modern Method of Auction which is not to be confused with Traditional auction. The modern Method of Auction is a flexible buyer friendly method of purchase. We do not require the purchaser to exchange contracts immediately, but grant 28 days to achieve exchange of contracts from the date the buyer's solicitor is in receipt of the draft contracts and a further 28 days thereafter to complete. Allowing additional time to exchange on the property means interested parties can proceed with traditional residential finance. Upon close of a successful auction or if the vendor accepts an offer during the auction, the buyer will be required to put down a non-refundable Reservation Fee of 3.5% subject to a minimum of £5,000 plus VAT which secures the transaction and takes the property off the market. The buyer will be required to sign an Acknowledgement of Reservation form to confirm acceptance of terms prior to solicitors being instructed. Copies of the Reservation form and all terms and conditions can be found in the Legal Pack which can be downloaded for free from the auction section of our website or requested from our Auction department.

Please note, this property is subject to an undisclosed Reserve Price which is generally no more than 10% in excess of the Starting Bid. Both the Starting Bid and Reserve Price can be subject to change. Terms and conditions apply to the Modern Method of Auction which is operated by West Yorkshire Property Auction powered by iam-sold Ltd.

## Property Photos

- ![Photo](/listings/photos/33323223/695813)
- ![Photo](/listings/photos/33323223/695814)
- ![Photo](/listings/photos/33323223/695815)
- ![Photo](/listings/photos/33323223/695816)

## EPC Graphs

- ![EPC 1](/listings/photos/33323223/695817) - EPC 1
- ![EPC Front Page](/listings/photos/33323223/695818) - EPC Front Page

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #2306727
- **Address:** 10 Woodhouse Mount, NORMANTON, WF6 1BN
- **Certificate Issued:** 14/12/2004
- **Work Completed:** 10/11/2004
- **Items:** 4 window(s), 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 10 WOODHOUSE MOUNT, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BN | £76,000 | 09/07/2004 | Terraced |
| 10 WOODHOUSE MOUNT, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BN | £66,000 | 16/01/2004 | Terraced |
| 10 WOODHOUSE MOUNT, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BN | £39,250 | 06/07/2001 | 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 |
|---------|-------|------|------|
| 10 HOLLY TREE MEWS, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1FR | £167,333 | 19/12/2025 | Terraced |
| 175 CHURCH LANE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1AZ | £125,000 | 22/11/2024 | Terraced |
| [Same street] 13 WOODHOUSE MOUNT, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BN | £198,000 | 28/10/2024 | Terraced |
| [Same street] 39 WOODHOUSE MOUNT, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BN | £200,000 | 09/08/2024 | Semi-detached |
| [Same street] 9 WOODHOUSE MOUNT, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BN | £172,500 | 18/07/2024 | Terraced |
| 259 WAKEFIELD ROAD, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1DU | £120,000 | 24/11/2023 | Terraced |
| 30 ELLINS TERRACE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BL | £130,000 | 03/11/2023 | Terraced |
| 20 ELLINS TERRACE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BL | £109,000 | 29/09/2023 | Terraced |
| [Same street] 16 WOODHOUSE MOUNT, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BN | £115,000 | 18/08/2023 | Terraced |
| 154 WAKEFIELD ROAD, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BG | £115,000 | 18/07/2023 | Terraced |
| 12 MARCH STREET, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BQ | £123,000 | 31/01/2023 | Terraced |
| [Same street] 19 WOODHOUSE MOUNT, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BN | £175,000 | 20/01/2023 | Terraced |
| 1 MARCH STREET, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BQ | £105,000 | 08/12/2022 | Terraced |
| 283 WAKEFIELD ROAD, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1DU | £105,000 | 21/10/2022 | Terraced |
| 226 WAKEFIELD ROAD, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BW | £110,000 | 29/09/2022 | Terraced |
| 45 GOOSEHILL ROAD, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BJ | £135,000 | 19/08/2022 | Terraced |
| 30 ELLINS TERRACE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BL | £125,000 | 19/08/2022 | Terraced |
| 25 ELLINS TERRACE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BL | £117,500 | 29/07/2022 | Terraced |
| 4 MARCH STREET, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BQ | £106,500 | 10/06/2022 | Terraced |
| 263 WAKEFIELD ROAD, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1DU | £86,500 | 06/05/2022 | Terraced |
| 2 MARCH STREET, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BQ | £75,000 | 06/05/2022 | Terraced |
| 23 ELLINS TERRACE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BL | £135,000 | 11/03/2022 | Terraced |
| 149 CHURCH LANE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1AZ | £108,000 | 09/03/2022 | Terraced |
| [Same street] 22 WOODHOUSE MOUNT, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BN | £117,000 | 21/02/2022 | Terraced |
| 25 ELLINS TERRACE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BL | £98,000 | 15/02/2022 | Terraced |
| 257 WAKEFIELD ROAD, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1DU | £110,000 | 25/10/2021 | Terraced |
| [Same street] 17 WOODHOUSE MOUNT, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BN | £140,000 | 28/09/2021 | Terraced |
| [Same street] 4 WOODHOUSE MOUNT, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BN | £110,000 | 24/06/2021 | Terraced |

**Street average:** £153,438 (8 sales)
**Area average:** £115,292 (20 sales)

## Price vs local average

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

- **Local average:** £162,313 (33 Terraced, WF6, 2024–2026)
- **Deviation:** -74.1%

## 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 End Terrace, Queensway, WF6 | £950/mo | 2 | 0.37 miles | OpenRent |
| 2 Bed Terraced House, Cambridge Street, WF6 | £795/mo | 2 | 0.39 miles | OpenRent |
| 2 Bed Terraced House, King St, WF6 | £750/mo | 2 | 0.39 miles | OpenRent |

**Average rent: £832/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 1.89% (strong)
- **Max investor price (0.8%):** £99,375
- **Target investor price (1%):** £79,500

*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 £795/mo).*

- **Gross yield:** 22.7%
- **Cost-to-rent:** 4.4×
- **Monthly cashflow:** £525/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 51.7%

*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:** £840/m²

## Capital growth trend

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

- **5y growth:** 20.4%
- **10y growth:** 83.3%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 3%
- **5y growth (index):** 25.1%
- **10y growth (index):** 61.3%

## 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)

Listing type

Auction

Photo 1 Photo 2 Photo 3 Photo 4

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Property details

Listing category

Auction

Tenure

FREEHOLD

Floor area

50 m²

EPC rating

Year built

England and Wales: 1900-1929

Last sold

£76,000 Jul 2004

Price per m²

£840/m²

Local average

£162,313 (-74.1%)

Deprivation

Decile 2 (4,338 of 33,755)

Street crime

129 incidents within 1 mile (Apr 2026)

Key features

For Sale By Auction - T & Cs Apply
Reservation Fee Applicable
The Modern Method Of Auction
Subject To Undisclosed Reserve Price
Buy With Finance
Mid Terraced House
Two Bedrooms
EPC Rating D60

Additional details

Parking: On street
Garden: Yes

Description

** *THIS PROPERTY WILL BE OFFERED FOR SALE BY AUCTION ON 10th DECEMBER at The Cedar Court hotel, Bradford, BD5 8HQ. REGISTRATION FROM 6.30PM, AUCTION STARTS AT 7PM*
For sale by Modern Method Of Auction; Starting Bid Price £42,000 plus Reservation Fee. Subject to an undisclosed reserve price.

An ideal opportunity for the first time buyer or young working couple looking to gain access onto the property market with this two bedroom mature mid terrace property, which is in need of some updating, however, offers much potential.

Benefiting from nearby garage, gas central heating and double glazing, the accommodation fully comprises lounge, kitchen diner, lean to conservatory, first floor landing, two bedrooms (the master being of a particularly good size) and a modern house bathroom/w.c. Outside, to the rear there is a low maintenance flagged garden.

Well placed for local amenities including shops and schools, there is easy access to the M62 motorway network, local bus routes travelling to and from the city centre and train station.

Offered for sale with no chain involved, a viewing comes recommended to avoid any disappointment.

This property is for sale by West Yorkshire Property Auction powered by iam-sold ltd.

LOUNGE 17' 0" x 17' 1" (5.18m x 5.21m) max Through the UPVC double glazed front entrance door you enter the lounge which has a very attractive feature fireplace with gas fire. There is a front facing UPVC double glazed window and double panelled central heating radiator. Two wall light points and coving to the ceiling. T.V point. Double timber doors lead though into the dining kitchen.

DINING KITCHEN 13' 0" x 12' 5" (3.96m x 3.78m) Having a cottage style theme to walls and ceiling. An open plan stair case leads up to the first floor. This good sized room has a range of fitted units to both wall and base with laminate work surfaces over. Inset electric oven, hob and extractor hood. Plumbing for an automatic washing machine and dishwasher. Single panelled central heating radiator. Rear facing UPVC double glazed window and a timber rear entrance door.

CONSERVATORY/SUN ROOM 9' 0" x 8' 2" (2.74m x 2.49m) Wood flooring, single panelled central heating radiator. Electric sockets.

FIRST FLOOR LANDING

BEDROOM ONE 12' 6" x 12' 4" (3.81m x 3.76m) to the wardrobes. UPVC double glazed window to front and a single panelled central heating radiator. Laminate flooring. A range of fitted wardrobes. Access to the roof space.

BEDROOM TWO 12' 8" x 7' 0" (3.86m x 2.13m) Rear facing with a UPVC double glazed window and a single panelled central heating radiator. Laminate flooring.

BATHROOM/W.C. 5' 4" x 4' 11" (1.65m x 1.51m) This modern bathroom has been refurbished in recent years offering a three piece white suite with mixer tap shower. The walls are fully tiled. Single panelled central heating radiator and ceramic tiled floor. Frosted UPVC double glazed window.

EXTERIOR Outside the property fronts the pavement whilst to rear there is a pleasant sized garden with timber boundary fencing and a personal gate to an un made service road. The property has use of a garage at the rear.

VIEWINGS To view please contact our Normanton office on 01924 899870 and they will be pleased to arrange a suitable appointment.

EPC RATING To view the full Energy Performance Certificate please either call into one of our five local offices or search for the property on www.richardkendall.co.uk

LAYOUT PLANS These floor plans are intended as a rough guide only and are not to be intended as an exact representation and should not be scaled. We cannot confirm the accuracy of the measurements or details of these floor plans.

DIRECTIONS Leave Normanton town centre via Wakefield Road. After 600 yards turn right onto Woodhouse Mount and number 10 can be found identified by our for sale board.

AUCTION TERMS & CONDITIONS ** This property is for sale by the Modern Method of Auction which is not to be confused with Traditional auction. The modern Method of Auction is a flexible buyer friendly method of purchase. We do not require the purchaser to exchange contracts immediately, but grant 28 days to achieve exchange of contracts from the date the buyer's solicitor is in receipt of the draft contracts and a further 28 days thereafter to complete. Allowing additional time to exchange on the property means interested parties can proceed with traditional residential finance. Upon close of a successful auction or if the vendor accepts an offer during the auction, the buyer will be required to put down a non-refundable Reservation Fee of 3.5% subject to a minimum of £5,000 plus VAT which secures the transaction and takes the property off the market. The buyer will be required to sign an Acknowledgement of Reservation form to confirm acceptance of terms prior to solicitors being instructed. Copies of the Reservation form and all terms and conditions can be found in the Legal Pack which can be downloaded for free from the auction section of our website or requested from our Auction department.

Please note, this property is subject to an undisclosed Reserve Price which is generally no more than 10% in excess of the Starting Bid. Both the Starting Bid and Reserve Price can be subject to change. Terms and conditions apply to the Modern Method of Auction which is operated by West Yorkshire Property Auction powered by iam-sold Ltd.

Listed by

Normanton

Richard Kendall

Reference: 33323223

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 13/10/2020

Expiry date: 12/10/2030

Est. upgrade cost to C: £19,500

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (suspended floor) (£800 - £1,200)
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)

EPC Graphs

EPC 1

EPC Front Page

FENSA Certificates

This property has 1 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #2306727

Property Details

Street: 10 Woodhouse Mount

Town: NORMANTON

Postcode: WF6 1BN

Installation Details

Items: 4 windows and 1 door

Certificate Issued: 14/12/2004

Work Completed: 10/11/2004

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

94% since 2001

Event	Date	Price	% change
Sold	09/07/2004 (21 years ago)	£76,000	+15.2%
Sold	16/01/2004 (22 years ago)	£66,000	+68.2%
Sold	06/07/2001 (24 years ago)	£39,250	—

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
10 HOLLY TREE MEWS, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1FR	£167,333	19/12/2025	Terraced
175 CHURCH LANE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1AZ	£125,000	22/11/2024	Terraced
Same street 13 WOODHOUSE MOUNT, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BN	£198,000	28/10/2024	Terraced
Same street 39 WOODHOUSE MOUNT, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BN	£200,000	09/08/2024	Semi-detached
Same street 9 WOODHOUSE MOUNT, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BN	£172,500	18/07/2024	Terraced
259 WAKEFIELD ROAD, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1DU	£120,000	24/11/2023	Terraced
30 ELLINS TERRACE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BL	£130,000	03/11/2023	Terraced
20 ELLINS TERRACE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BL	£109,000	29/09/2023	Terraced
Same street 16 WOODHOUSE MOUNT, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BN	£115,000	18/08/2023	Terraced
154 WAKEFIELD ROAD, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BG	£115,000	18/07/2023	Terraced
12 MARCH STREET, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BQ	£123,000	31/01/2023	Terraced
Same street 19 WOODHOUSE MOUNT, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BN	£175,000	20/01/2023	Terraced
1 MARCH STREET, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BQ	£105,000	08/12/2022	Terraced
283 WAKEFIELD ROAD, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1DU	£105,000	21/10/2022	Terraced
226 WAKEFIELD ROAD, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BW	£110,000	29/09/2022	Terraced
45 GOOSEHILL ROAD, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BJ	£135,000	19/08/2022	Terraced
30 ELLINS TERRACE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BL	£125,000	19/08/2022	Terraced
25 ELLINS TERRACE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BL	£117,500	29/07/2022	Terraced
4 MARCH STREET, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BQ	£106,500	10/06/2022	Terraced
263 WAKEFIELD ROAD, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1DU	£86,500	06/05/2022	Terraced
2 MARCH STREET, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BQ	£75,000	06/05/2022	Terraced
23 ELLINS TERRACE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BL	£135,000	11/03/2022	Terraced
149 CHURCH LANE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1AZ	£108,000	09/03/2022	Terraced
Same street 22 WOODHOUSE MOUNT, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BN	£117,000	21/02/2022	Terraced
25 ELLINS TERRACE, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BL	£98,000	15/02/2022	Terraced
257 WAKEFIELD ROAD, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1DU	£110,000	25/10/2021	Terraced
Same street 17 WOODHOUSE MOUNT, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BN	£140,000	28/09/2021	Terraced
Same street 4 WOODHOUSE MOUNT, NORMANTON, WAKEFIELD, WEST YORKSHIRE, WF6 1BN	£110,000	24/06/2021	Terraced

Street average: £153,438 (8 sales)

Area average: £115,292 (20 sales)

Capital growth trend

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

5y growth 20.4%

10y growth 83.3%

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

1y (index) 3%

5y (index) 25.1%

10y (index) 61.3%

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: £593/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
2 Bed End Terrace, Queensway, WF6	£950/mo	2	0.37 miles	OpenRent
2 Bed Terraced House, Cambridge Street, WF6	£795/mo	2	0.39 miles	OpenRent
2 Bed Terraced House, King St, WF6	£750/mo	2	0.39 miles	OpenRent

Average rent: £832/mo (3 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 1.89%

Max investor price (0.8%) £99,375

Target investor price (1%) £79,500

Gross yield 22.7%

Cost-to-rent ratio 4.4×

Monthly cashflow £525/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 51.7%

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).

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