2, HACKING LANE, SOUTH ELMSALL, PONTEFRACT, WF9 2SU - £126,500

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

2 HACKING LANE is a midsized extended semi-detached house of 100m², built sometime between 1976 and 1982, which could now be worth an estimated £211,630. It was last sold for £126,500 in October 2009, which was around 9% above the average October 2009 semi-detached price in the Wakefield local authority area. The most recent EPC inspection was March 2024, where the current energy rating was D, and the potential energy rating was C.

2 HACKING LANE Sold Prices

Land registry data shows four sales for 2 HACKING LANE since 1^st January 1995. The below table shows the price paid for the four sales, along with the average semi-detached price in the Wakefield local authority area for the corresponding sale date. All of the four 2 HACKING LANE sales were for above 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
2009 29 OCT	£126,500	£116,467	9% above HPI
2004 20 OCT	£139,950	£108,965	28% above HPI
2003 11 APR	£119,500	£76,163	57% above HPI
1997 30 JUN	£52,000	£44,685	16% above HPI

2 HACKING LANE 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 four 2 HACKING LANE sales between June 1997 and October 2009 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 2004 sale was for 28% above the HPI. So the extrapolation line tracks at 28% above the HPI over time, until the October 2009 sale, where it falls to 9% above the HPI. The line then continues to track at 9% above the HPI.

What might 2 HACKING LANE be worth now?

2 HACKING LANE might now be worth an estimated £211,630.

This is based on house price inflation of 67.3%, between October 2009 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 67.3% inflationary increase is applied to the most recent sale price for 2 HACKING LANE of £126,500 on 29th October 2009. For the value to have increased from £126,500 to £211,630 over the sixteen years and eight months to February 2025, the following assumptions must hold true:

• The value of 2 HACKING LANE has moved in line with the HPI for semi-detached houses in the Wakefield local authority area.
• The October 2009 sale price of £126,500 represented a fair market value for the property.
• The size, condition, and specification of 2 HACKING LANE has not materially changed since October 2009.

How Large is 2 HACKING LANE?

2 HACKING LANE is 100m², which includes one extension, according to the EPC inspection conducted in March 2024. This puts it in the smallest 50% of semi-detached houses houses in South Elmsall, based on EPC data. The below chart shows the distribution of semi-detached houses houses by size in South Elmsall, and where 2 HACKING LANE lies on this distribution: 48% of semi-detached houses houses are smaller than 2 HACKING LANE, and 51% of houses are larger. Note that EPC data is not available for all properties in South Elmsall.

2 HACKING LANE: Plot and Title Map

2 HACKING LANE sits on a plot of roughly 0.192 of an acre, or 775m². The below map shows the location of 2 HACKING LANE, 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 2 HACKING LANE). 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 2 HACKING LANE?

2 HACKING LANE is located in SOUTH ELMSALL, in the WF9 postcode district. The below map shows the position of No. 2 on HACKING LANE.