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Bottom Boat market report WF3 1, Wakefield
The WF3 1 (Bottom Boat) house price history in full, 1995 to 2026, in cash and in today's money. Every figure on this page comes from the public record: 5,700 sales registered with HM Land Registry in WF3 1 (Wakefield) since 1995, each one a completed purchase at a real price, plus current rental figures from the ONS. Nothing here is a valuation, an estimate or an asking price.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: the middle 2026 sale in WF3 1 (Wakefield) came in at £242,000, out of 49 registered, up 23% on five years earlier, and the mean stands at £252,100, and by floor area homes here have averaged about £2,870 per square metre over the last five years. The record behind it is 5,700 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
WF3 1 is one sector of WF3 (Wakefield): a handful of streets, and the most local view the sold record can give. The price of that locality is lumpier charts, because each year's median rests on fewer sales.
Where WF3 1 sits
Shaded by median price on the same scale as the average prices map. Click any shape to open it on the live map with every sale plotted at its address, or zoom in past street level to see the sold homes right here.
WF3 1 sold prices: where the market stands
49 sales were registered in WF3 1 in 2026, and the middle one of them, the median, went for £242,000. The mean works out at £252,100, almost on top of it, so sales bunch tightly around the typical price.
House prices per square metre in WF3 1
By floor space, homes in WF3 1 have sold for about £2,870 per square metre on average over the last five years: the like-for-like measure that lets you compare a small flat with a large house, from the Energy Performance Certificate floor areas behind each sale.
For scale: the England and Wales median is £285,000, so WF3 1 trades 15% below the country as a whole.
The price of a typical WF3 1 home, 1995 to 2026
Two lines: the median in the money of its day, and the same years restated by ONS CPIH into today's money, which is the truer test of getting dearer. Hover for exact figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £242,000 | £242,000 | 49 |
| 2025 | £245,000 | £250,859 | 164 |
| 2024 | £249,600 | £265,376 | 160 |
| 2023 | £230,000 | £252,714 | 120 |
| 2022 | £220,000 | £257,975 | 135 |
| 2021 | £197,500 | £250,060 | 200 |
| 2020 | £193,000 | £250,421 | 149 |
| 2019 | £177,000 | £232,005 | 169 |
| 2018 | £165,000 | £219,948 | 161 |
| 2017 | £180,000 | £245,502 | 142 |
| 2016 | £160,000 | £223,842 | 200 |
| 2015 | £155,000 | £219,015 | 159 |
| 2014 | £145,000 | £205,708 | 197 |
| 2013 | £146,000 | £210,079 | 195 |
| 2012 | £139,000 | £204,591 | 127 |
| 2011 | £139,500 | £210,591 | 121 |
| 2010 | £145,000 | £227,397 | 100 |
| 2009 | £137,000 | £220,229 | 101 |
| 2008 | £160,000 | £262,274 | 102 |
| 2007 | £156,700 | £265,807 | 222 |
| 2006 | £143,000 | £248,230 | 243 |
| 2005 | £135,000 | £240,246 | 174 |
| 2004 | £147,500 | £267,889 | 263 |
| 2003 | £117,000 | £215,542 | 273 |
| 2002 | £91,800 | £172,721 | 280 |
| 2001 | £73,500 | £141,300 | 257 |
| 2000 | £68,500 | £134,431 | 273 |
| 1999 | £61,100 | £121,769 | 217 |
| 1998 | £63,200 | £127,574 | 220 |
| 1997 | £58,000 | £118,946 | 190 |
| 1996 | £55,000 | £115,993 | 179 |
| 1995 | £58,000 | £126,083 | 158 |
In cash terms the typical WF3 1 home went from £58,000 in 1995 to £242,000 in 2026, roughly 4 times the price. Even after inflation that is a real rise of about 92%: homes here genuinely became dearer, not merely more expensive on paper. The real-terms peak came in 2004, and today's median remains roughly 10% under it: a 2004 buyer is still waiting to get that price back in today's money.
Year-on-year change in the WF3 1 median
Each bar is the change on the year before, in cash. The zero line is the boundary between rising and falling.
The strongest year on record here is 2003 (+27.5% on the year before); the weakest, 2009 (−14.4%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −1.2% | −3.5% |
| 5 years (since 2021) | +4.1% | −0.7% |
| 10 years (since 2016) | +4.2% | +0.8% |
| 20 years (since 2006) | +2.7% | −0.1% |
Each row is compound annual growth of the median; ONS CPIH supplies the real-terms deflator. Annualising irons out the cycle, which the chart above shows in full, and past growth records what happened rather than predicting anything.
Sales activity in WF3 1
The year-by-year sales count
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
Over the last twelve months of data, 49 sales completed in WF3 1. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 248 sales a year before the financial crisis and 126 a year over the last five. Price without volume misleads: a median built on few sales jumps around, and one street can tilt it. Keep in mind too that the latest year is still filling in, since sales reach the register weeks or months after completion.
How WF3 1 trades
This is a thin market: 49 sales in the last twelve months of data. With that few transactions, one street selling well (or one block of cheap transfers) can move the median, so read the year lines as a range rather than a verdict.
The rental side of WF3 1
For renting purposes WF3 1 sits in Leeds. The ONS average private rent there is £1,134 a month (May 2026). A one-bed averages £774 a month here and a four-or-more-bed £1,677, so size does most of the work in setting the rent.
Average monthly rent by size, Leeds
ONS Price Index of Private Rents, May 2026.
Against the £242,000 median purchase price, a rent of £1,134 a month (£13,608 a year) works out at a 5.6% gross yield, a ceiling figure that ignores letting costs, voids, maintenance and tax. Because rents are local-authority statistics, districts sharing the authority share the figure.
Common questions on WF3 1 (Bottom Boat)
How much did a house sell for in WF3 1 (Bottom Boat)?
Are property prices falling in WF3 1 (Bottom Boat)?
Is WF3 1 (Bottom Boat) a good place to buy a house?
What happens to WF3 1 prices now?
Prediction is not this page's business. Its business is the record, which says: the median is up 23% over five years in cash but down 3% after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.
On the market in WF3 today
The live side of the market holds 84 homes at the moment, listed by 13 agents publishing to HomesIndex.
These cover the whole WF3 district, not just WF3 1: live asking prices are collected per district.
30% of what is on the market here is asking below what comparable homes actually sold for. Every listing is measured against recent recorded sales of similar nearby homes.
- Chapel Street, Tingley, Wakefield, We...
- Bradford Road, East Ardsley, WF3, Wakefield
- Stanley, Wakefield, West Yorkshire, Wakefield
"Under comparable sales" means the asking price sits below what similar homes nearby actually fetched. Treat it as the start of a conversation, never a valuation, and always view the home.
See every WF3 home for sale on the map →
Live asking prices from estate agents who publish a feed to HomesIndex, refreshed every Monday and Thursday: a sample of the market, not every home for sale. Asking prices are not sale prices.
The price of an extra bedroom in WF
What homes of each size actually sold for across the WF area, from the Land Registry record. Size steps are fiercely local. A third bedroom adds a quarter to the price in some areas and close to four fifths in others, which is why no national rule of thumb survives contact with a real market.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | — | £242,000 | £332,000 (+37%) | £473,725 (+43%) | £650,000 (+37%) |
| Semi-detached | £170,000 | £184,000 (+8%) | £228,000 (+24%) | £282,000 (+24%) | £362,500 (+29%) |
| Terraced | £125,000 | £144,000 (+15%) | £171,000 (+19%) | £225,250 (+32%) | £291,000 (+29%) |
| Flat | £92,500 | £125,000 (+35%) | £165,000 (+32%) | — | — |
Built from the last four years of recorded sales by form and bedroom count. Bedroom counts are estimated from EPC records (the register carries none), so expect a small number of homes one size adrift. Blank cells mean too few homes for the figure to mean anything.
The risers and the fallers
The spread across the WF area is the point: the same five years treated these districts very differently.
Winners and losers across the WF area, five years
Cash-terms risers and fallers across the area; click any row for that district's full report.
Other sectors in WF3
A few minutes' walk can separate two very different markets. Here are WF3's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| WF3 2 | £196,000 | 42 |
| WF3 3 | £240,000 | 54 |
| WF3 4 | £255,000 | 49 |
Zoom out to the full WF3 district report for the type split, monthly volumes and how WF3 compares with its neighbours.
Thinking of selling in WF3 1? Get a rough value first
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in WF3 1, use the average prices map for a rough value: zoom from WF3 1's shading down to the sold homes on your own street. The figures above are every recorded WF3 1 sale; agents price with this same Land Registry record, and now you have it too.
Estate agents working WF3 1: the featured spot on this report is free for founding agents, one per district. Claim WF3 1.
Go deeper
Behind the answers sits the same Land Registry record as this page, with WF3 1 already set as the subject. Free, one click sign in.
See every individual WF3 1 sale on the live map, mapped to the exact address, or zoom the average prices map from neighbourhood shading down to single homes. The report tool writes a custom answer to a specific question, and the mortgage and rent calculator on any sale runs the numbers on a real purchase.
Method, briefly: HM Land Registry Price Paid Data (Crown copyright, OGL v3.0) supplies every sale, geocoded to address level; CPIH from the ONS restates prices in today's money; ONS local-authority figures supply the rents. Medians of real sales, not valuations. No part of this page is financial advice.