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Bottom Boat market report WF3 2, Wakefield

The standing WF3 2 (Bottom Boat) property market report, rebuilt from the full public record every month. Underneath every chart here sit 3,713 registered sales in WF3 2 (Wakefield) since 1995, the HM Land Registry record of what buyers really paid, with ONS figures covering rents. Nothing is a valuation, an estimate or an asking price.

Sales recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.

In short: the typical home in WF3 2 (Wakefield) sold for £196,000 in 2026, the median of 42 registered sales, down 2% on five years earlier. The mean was £200,600, and by floor area homes here have averaged about £2,770 per square metre over the last five years. The figures cover 3,713 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.

WF3 2 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.

Today's WF3 2 prices, from the sold record

The 2026 median for WF3 2 is £196,000, taken from 42 registered sales. The mean, which is what most sites call the "average house price", is £200,600, nearly identical to it, meaning sales cluster closely around the typical figure.

What a square metre costs in WF3 2

Measured by floor area, the last five years of WF3 2 sales average about £2,770 per square metre. Price per square metre is the fair way to compare a one-bed flat with a four-bed house, and it comes from the Energy Performance Certificate on each sold home.

England and Wales as a whole trade at a £285,000 median, leaving WF3 2 31% below the national figure.

In cash terms the typical WF3 2 home went from £42,000 in 1995 to £196,000 in 2026, roughly 5 times the price. Adjusted for inflation it still comes to a real rise of roughly 115%, so homes here got dearer in substance, not only in cash. Measured in today's money the market peaked in 2023; the current median sits about 31% below that. Someone who bought at the 2023 peak has not yet seen that price back in real terms.

The strongest year on record here is 2004 (+35.3% on the year before); the weakest, 2026 (−27.4%). Single-year swings like these are why the annualised table below matters more than any one year's headline.

Growth per year, over one to twenty years

The table annualises median growth over each period, with the real column deflated by ONS CPIH. Smoothing hides the cycle (see the chart above for it), and none of this forecasts: it is the record.

Transaction volumes

WF3 2 recorded 42 sales in the last twelve months of data. Unusually, activity here runs above its pre-2008 level: 136 sales a year over the last five years against 114 before the financial crisis. Watch the volume as closely as the price. Thin years make jumpy medians, where one street's sales can move the figure, and the newest year is always incomplete because registrations trail completions by weeks or months.

What kind of market WF3 2 is

This is a thin market: 42 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 record here is jumpy: year-on-year moves of ten per cent or more are common in the chart above, mostly a function of which homes happened to sell rather than the market lurching. Against the WF3 district median, WF3 2 sits 17% lower, marking it as a cheaper pocket of the district.

What homes rent for around WF3 2

For renting purposes WF3 2 sits in Leeds. The ONS average private rent there is £1,134 a month (May 2026). The spread runs from £774 a month for a typical one-bed to £1,677 at four-plus bedrooms, which is size doing most of the pricing.

Against the £196,000 median purchase price, a rent of £1,134 a month (£13,608 a year) works out at a 6.9% 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.

What people ask about WF3 2 (Bottom Boat)

What happens to WF3 2 prices now?

That question has no honest answer, only evidence. The evidence: the median is roughly flat over five years in cash but down 23% after inflation. Weigh the volume chart alongside the price one before deciding anything, and bear in mind every figure is a completed sale that reached the register weeks after completion.

WF3's current homes for sale

The price of an extra bedroom in WF

The risers and the fallers

The spread across the WF area is the point: the same five years treated these districts very differently.

Other sectors in WF3

Prices can differ sharply between two sectors a few minutes' walk apart. The rest of WF3, each linking to its own report:

Zoom out to the full WF3 district report for the type split, monthly volumes and how WF3 compares with its neighbours.

Before you sell in WF3 2: what the record supports

Dig further

Answers come from the same Land Registry data behind this report, and the AI knows you are asking about WF3 2. Free, with a one click sign in.

The live map plots every individual WF3 2 sale at its exact address, and the average prices map zooms from neighbourhood shading to single homes. For a specific question, the report tool writes a custom answer, and any sale's mortgage and rent calculator 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.