# 3 bedroom terraced house for sale (S6 5LX)

## Property Details

| Key | Value |
|-----|-------|
| Address | 9 WOODFARM PLACE, SHEFFIELD, SOUTH YORKSHIRE S6 5LX |
| Price | £89,950 |
| Bedrooms | 3 |
| Last sold | £87,500 Nov 2013 |

## Description

SUPERB VIEWS.  A GOOD SIZED THREE BEDROOMED MID-TERRACED PROPERTY FOUND IN THIS QUIET CUL-DE-SAC LOCATION IN THE POPULAR STANNINGTON AREA.  THE PROPERTY ALSO BENEFITS FROM HAVING UPVC DOUBLE GLAZING AND GAS CENTRAL HEATING THROUGHOUT.  Spacious accommodation briefly comprises of entrance porch, entrance hall.  Lower ground floor: having good sized landing with storage cupboard and downstairs WC off.  Open-plan lounge/dining room and modern contemporary kitchen.  First floor:  Three bedrooms all having fitted cupboard space and family shower room.  Outside:  to the front of the property, wrought iron gates open up to the front entrance door.  Front rockery and gravelled area which is easily maintained.  Rear garden over two levels.  Attractive stone patio.  Fully enclosed rear garden.  The property is found in this popular residential area of Stannington on this quiet cul-de-sac location.  With super views at the rear.  Good local amenities in Stannington itself.  Further easy access into Hillsborough.  There is good regular public transport.  EPC Rating: D  OPEN SEVEN DAYS A WEEK Our office at Crookes is now open seven days a week covering Hillsborough and Crookes properties.  Monday-Friday 9am-5.30pm, Saturday 9am-3pm and Sunday 10am-2pm.  Our telephone lines are open Monday-Friday from 9am-8pm.

Accommodation ComprisesA front uPVC entrance door which leads into the entrance porch with good useful storage cupboards. 

A further wooden door with obscured glass panel then leads into the

Entrance HallHaving ceiling light point and staircase leading to the lower ground floor and first floor landing

Lower Ground Floor LandingCeiling light point.  Gas central heating radiator.  Two large cupboards, one understairs, both creating good useful storage space.  

A door leads into the downstairs WC which has a low level WC, wash hand basin, ceiling light point.  Front facing uPVC double glazed obscure window.  Cupboard for storage space and also houses the combination gas boiler.

Kitchen3.25m x 3.27m (10'8  x 10'9 )

Modern kitchen comprising of wall, base and drawer units with a marble effect roll edge complimentary work surface above incorporating a one and  half stainless sink with drainer and matching mixer tap over.  Rear facing uPVC double glazed windows above.  Integrated appliances include a double electric oven, four gas ring hob and extractor hood above.  There is an integrated freezer.  Housing and plumbing for washing machine.  Housing for a further fridge.  Gas central heating radiator.  Part tiling to splash prone areas to walls.  Attractive tiling to floor and ceiling light point.  

A wooden panelled doors from the kitchen and from the lower ground floor landing into

Open Plan Lounge/Dining Room6.61m x 3.28m (21'8  x 10'9 )

Lounge area having front facing uPVC double glazed windows.  Gas central heating radiator beneath.  Ceiling light point.  Television aerial point.  Measurements also include a storage cupboard accessed via a white wooden panelled door.  

The dining area has ceiling light point.  Gas central heating radiator.  Ample space for dining table and chairs and uPVC french patio doors leading out onto the delightful patio area and rear garden.

From the entrance hall, a staircase with wooden balustrade rises to the first floor landing, having ceiling light point and access into the loft space.

Master Bedroom3.29m x 3.14m (10'10  x 10'4 )

Measurements exclude a fitted wardrobe with hanging rail and storage above.  Further cupboard with shelving also.  Front facing uPVC double glazed window.  Ceiling light point.

Bedroom Two4.23m x 3.49m (13'11  x 11'5 )

Measurements exclude a storage cupboard.  Good sized double bedroom with rear facing uPVC double glazed windows having stunning views.  Two ceiling light points.

Bedroom Three3.50m x 2.33m (11'6  x 7'8 )

Measurements again include a storage cupboard.  There is a rear facing uPVC double glazed window with stunning views and ceiling light point.

Family Shower Room3.03m x 1.35m (9'11  x 4'5 )

Measurements exclude a storage cupboard.  Modern and contemporary shower room having shower cubicle with  bi-fold glass door.  Low level WC.  Pedestal wash hand basin.  Wall mounted chrome towel radiator.  Attractive tiling to walls.  Spot lights to ceiling and front facing uPVC double glazed obscure window.

OutsideTo the front of the property, wrought iron gates open up to the front entrance door.  Front rockery and gravelled area which is easily maintained.  Rear garden over two levels.  Attractive stone patio.  Fully enclosed rear garden.

ServicesThe agents have not tested any apparatus, equipment, fittings or services and so cannot verify they are in working order.

Fixtures And FittingsCertain furnishings may be purchased by separate agreement with the Vendors.

Offer ProcedureBefore contacting a Building Society, Bank or Solicitor you should make your offer to the branch dealing with the sale as any delay may result in the sale being agreed to another purchaser incurring unnecessary costs.  Under the Estate Agency Act 1991 you will be required to provide us with financial information in order to verify your position, before we can recommend your offer to the vendor.  We will also require proof of identification in order to adhere to Money Laundering Regulations.

Floor PlanThe following plans are for guidance purposes only and under no circumstances should they be relied upon for use in planning carpets and other such fixtures, fittings or furnishings.

ViewingStrictly by appointment through our Hillsborough Office on 0114 231 6055.

ValuerGreg Ashmore/SLG

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## Property Photos

- ![Photo](/listings/photos/40591141/971620)
- ![Photo](/listings/photos/40591141/971624)
- ![Photo](/listings/photos/40591141/971627)
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- ![Photo](/listings/photos/40591141/971649)

## Floorplans

- ![Floorplan 1](/listings/photos/40591141/971651) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/40591141/971654) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 9 WOODFARM PLACE, SHEFFIELD, SOUTH YORKSHIRE, S6 5LX | £87,500 | 29/11/2013 | 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 DEER PARK WAY, SHEFFIELD, SOUTH YORKSHIRE, S6 5NP | £150,000 | 14/11/2025 | Terraced |
| 28 DEER PARK PLACE, SHEFFIELD, SOUTH YORKSHIRE, S6 5ND | £206,500 | 07/10/2024 | Terraced |
| [Same street] 2 WOODFARM PLACE, SHEFFIELD, SOUTH YORKSHIRE, S6 5LX | £240,000 | 27/10/2023 | Terraced |
| 4 WOODFARM AVENUE, SHEFFIELD, SOUTH YORKSHIRE, S6 5LT | £176,300 | 25/10/2023 | Terraced |
| 36 MARCHWOOD ROAD, SHEFFIELD, SOUTH YORKSHIRE, S6 5LD | £287,000 | 02/10/2023 | Terraced |
| 24 DEER PARK WAY, SHEFFIELD, SOUTH YORKSHIRE, S6 5NP | £180,000 | 31/03/2023 | Terraced |
| [Same street] 38 WOODFARM PLACE, SHEFFIELD, SOUTH YORKSHIRE, S6 5LX | £152,000 | 17/02/2023 | Terraced |
| 6 ASHURST DRIVE, SHEFFIELD, SOUTH YORKSHIRE, S6 5LL | £270,000 | 10/02/2023 | Terraced |
| 18 WOODFARM AVENUE, SHEFFIELD, SOUTH YORKSHIRE, S6 5LT | £190,000 | 10/02/2023 | Terraced |
| 35 DEER PARK WAY, SHEFFIELD, SOUTH YORKSHIRE, S6 5NP | £215,000 | 09/12/2022 | Terraced |
| 28 WOODFARM AVENUE, SHEFFIELD, SOUTH YORKSHIRE, S6 5LT | £180,000 | 16/09/2022 | Terraced |
| [Same street] 24 WOODFARM PLACE, SHEFFIELD, SOUTH YORKSHIRE, S6 5LX | £150,000 | 11/07/2022 | Terraced |
| [Same street] 39 WOODFARM PLACE, SHEFFIELD, SOUTH YORKSHIRE, S6 5LX | £157,000 | 13/05/2022 | Terraced |
| [Same street] 5 WOODFARM PLACE, SHEFFIELD, SOUTH YORKSHIRE, S6 5LX | £161,000 | 12/04/2022 | Terraced |
| 18 WOODFARM AVENUE, SHEFFIELD, SOUTH YORKSHIRE, S6 5LT | £142,500 | 30/03/2022 | Terraced |
| 35 DEER PARK WAY, SHEFFIELD, SOUTH YORKSHIRE, S6 5NP | £116,500 | 10/03/2022 | Terraced |
| 16 WOODFARM DRIVE, SHEFFIELD, SOUTH YORKSHIRE, S6 5LW | £165,000 | 06/10/2021 | Terraced |
| 7 WOODFARM DRIVE, SHEFFIELD, SOUTH YORKSHIRE, S6 5LW | £146,250 | 30/09/2021 | Terraced |

**Street average:** £172,000 (5 sales)
**Area average:** £186,542 (13 sales)

## Price vs local average

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

- **Local average:** £201,113 (126 Terraced, S6, 2024–2026)
- **Deviation:** -55.3%

## Rental Range

*ONS Price Index of Private Rents (Yorkshire and The Humber). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £776/mo
- **Realistic:** £862/mo
- **Optimistic:** £948/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Sheffield (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £678/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 Terraced House, Loxley View Road, S10 | £1,300/mo | 3 | 0.99 miles | OpenRent |

**Average rent: £1,300/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 1.45% (strong)
- **Max investor price (0.8%):** £162,500
- **Target investor price (1%):** £130,000

*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 £1,300/mo).*

- **Gross yield:** 17.3%
- **Cost-to-rent:** 5.8×
- **Monthly cashflow:** £791/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 36.4%

*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:** 13.3%
- **10y growth:** 34.8%

## House Price Index (HM Land Registry)

*Official index for Yorkshire and The Humber; Terraced series; as of April 2026.*

- **1y growth (index):** 9.1%
- **5y growth (index):** 24.1%
- **10y growth (index):** 51.3%

## 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)