13, CROSS ROAD, MIDDLESTOWN, WAKEFIELD, WF4 4QE - £100,000

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

13 CROSS ROAD is a very small extended semi-detached house of 83m², built sometime before 1900, which could now be worth an estimated £163,840. It was last sold for £100,000 in December 2008, which was around 16% below the average December 2008 semi-detached price in the Wakefield local authority area. The most recent EPC inspection was August 2019, where the current energy rating was D, and the potential energy rating was B.

13 CROSS ROAD Sold Prices

Land registry data shows two sales for 13 CROSS ROAD since 1^st January 1995. The below table shows the price paid for the two sales, along with the average semi-detached price in the Wakefield local authority area for the corresponding sale date. Both of the two 13 CROSS ROAD 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
2008 12 DEC	£100,000	£118,924	16% below HPI
2008 4 SEP	£100,000	£123,898	19% below HPI

13 CROSS ROAD Price Paid vs. HPI Average

The below graph shows the average semi-detached house price in the Wakefield local authority area over time, sourced from the HPI. The two 13 CROSS ROAD sales from September 2008 and December 2008 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 September 2008 sale was for 19% below the HPI. So the extrapolation line tracks at 19% below the HPI over time, until the December 2008 sale, where it rises to 16% below the HPI. The line then continues to track at 16% below the HPI.

What might 13 CROSS ROAD be worth now?

13 CROSS ROAD might now be worth an estimated £163,840.

This is based on house price inflation of 63.8%, between December 2008 and February 2025, for semi-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 63.8% inflationary increase is applied to the most recent sale price for 13 CROSS ROAD of £100,000 on 12th December 2008. For the value to have increased from £100,000 to £163,840 over the seventeen years and ten months to February 2025, the following assumptions must hold true:

• The value of 13 CROSS ROAD has moved in line with the HPI for semi-detached houses in the Wakefield local authority area.
• The December 2008 sale price of £100,000 represented a fair market value for the property.
• The size, condition, and specification of 13 CROSS ROAD has not materially changed since December 2008.

How Large is 13 CROSS ROAD?

13 CROSS ROAD is 83m², which includes one extension, according to the EPC inspection conducted in August 2019. This puts it in the smallest 20% of semi-detached houses houses in Middlestown, based on EPC data. The below chart shows the distribution of semi-detached houses houses by size in Middlestown, and where 13 CROSS ROAD lies on this distribution: 11% of semi-detached houses houses are smaller than 13 CROSS ROAD, and 89% of houses are larger. Note that EPC data is not available for all properties in Middlestown.

13 CROSS ROAD: Plot and Title Map

13 CROSS ROAD sits on a plot of roughly 0.056 of an acre, or 227m². The below map shows the location of 13 CROSS ROAD, 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 13 CROSS ROAD). 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 13 CROSS ROAD?

13 CROSS ROAD is located in MIDDLESTOWN, in the WF4 postcode district. The below map shows the position of No. 13 on CROSS ROAD.