12A, WOODLANDS, OSSETT, WF5 9PY - £248,000

Based on the January 2025 Price Paid Data (released on 3rd March 2025), the December 2024 House Price Index (released on 19th February 2025), and the January 2025 Energy Performance of Buildings Data (released on 27th February 2025). Sources

12A WOODLANDS is a small extended detached house of 88m², built sometime between 1976 and 1982, which could now be worth an estimated £280,173. It was last sold for £248,000 in November 2021, which was around 9% below the average November 2021 detached price in the Wakefield local authority area. The most recent EPC inspection was November 2021, where the current energy rating was D, and the potential energy rating was B.

12A WOODLANDS Sold Prices

Land registry data shows three sales for 12A WOODLANDS since 1^st January 1995. The below table shows the price paid for the three sales, along with the average detached price in the Wakefield local authority area for the corresponding sale date. All of the three 12A WOODLANDS sales were for below the average price. The average price is sourced from the Office for National Statistics' House Price Index (HPI).

Date	Price	HPI Price	Variation from HPI
2021 24 NOV	£248,000	£273,917	9% below HPI
1999 20 OCT	£80,000	£80,981	1% below HPI
1996 27 SEP	£35,000	£74,247	53% below HPI

12A WOODLANDS Price Paid vs. HPI Average

The below graph shows the average detached house price in the Wakefield local authority area over time, sourced from the HPI. The three 12A WOODLANDS sales between September 1996 and November 2021 have been plotted on the graph. A line has been extrapolated to show what the value of the property might have been over time, following each sale, had it maintained the same margin above or below the HPI (as a percentage). For example, the October 1999 sale was for 1% below the HPI. So the extrapolation line tracks at 1% below the HPI over time, until the November 2021 sale, where it falls to 9% below the HPI. The line then continues to track at 9% below the HPI.

What might 12A WOODLANDS be worth now?

12A WOODLANDS might now be worth an estimated £280,173.

This is based on house price inflation of 13%, between November 2021 and December 2024, for detached houses, in the Wakefield local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 13% inflationary increase is applied to the most recent sale price for 12A WOODLANDS of £248,000 on 24th November 2021. For the value to have increased from £248,000 to £280,173 over the two years and eleven months to December 2024, the following assumptions must hold true:

• The value of 12A WOODLANDS has moved in line with the HPI for detached houses in the Wakefield local authority area.
• The November 2021 sale price of £248,000 represented a fair market value for the property.
• The size, condition, and specification of 12A WOODLANDS has not materially changed since November 2021.

How Large is 12A WOODLANDS?

12A WOODLANDS is 88m², which includes one extension, according to the EPC inspection conducted in November 2021. This puts it in the smallest 30% of detached houses houses in Ossett, based on EPC data. The below chart shows the distribution of detached houses houses by size in Ossett, and where 12A WOODLANDS lies on this distribution: 27% of detached houses houses are smaller than 12A WOODLANDS, and 72% of houses are larger. Note that EPC data is not available for all properties in Ossett.

12A WOODLANDS: Plot and Title Map

12A WOODLANDS sits on a plot of roughly 0.100 of an acre, or 404m². The below map shows the location of 12A WOODLANDS, an approximate outline of the building(s), and the indicative extent of the property. The plot extent is a Land Registry INSPIRE Index Polygon, and it is important to note that a title may include more than one polygon, whereas only one polygon is shown on the map (the polygon which intersects with the position of 12A WOODLANDS). The full extent of the land contained in any registered title can only be identified from the individual title plan. The maps on this page should not be relied upon to establish the extent of a title.

Where is 12A WOODLANDS?

12A WOODLANDS is located in OSSETT, in the WF5 postcode district. The below map shows the position of No. 12A on WOODLANDS.