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Bottom Boat market report WF3 3, Wakefield
The WF3 3 (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: 5,906 sales registered with HM Land Registry in WF3 3 (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: 54 registered 2026 sales put the WF3 3 (Wakefield) median at £240,000, up 26% on five years earlier, with a mean of £270,900, and by floor area homes here have averaged about £2,860 per square metre over the last five years. Everything rests on 5,906 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
WF3 3 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 3 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.
What WF3 3 homes really sell for
Across 54 registered 2026 sales, the typical (median) WF3 3 home went for £240,000. The mean is £270,900, a little above it, the familiar pattern where pricier homes stretch the average.
House prices per square metre in WF3 3
Averaged across five years of sales, floor space in WF3 3 costs about £2,860 per square metre. Each sale's Energy Performance Certificate supplies the floor area, and pricing by the metre is what lets flats and houses share one scale.
For scale: the England and Wales median is £285,000, so WF3 3 trades 16% below the country as a whole.
The price of a typical WF3 3 home, 1995 to 2026
Year by year: the median as it was recorded, and the same figure brought into today's money with ONS CPIH, which is where "did homes get dearer" actually gets answered. Hover shows each year; the legend isolates a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £240,000 | £240,000 | 54 |
| 2025 | £262,500 | £268,777 | 156 |
| 2024 | £240,000 | £255,169 | 180 |
| 2023 | £226,000 | £248,319 | 110 |
| 2022 | £200,000 | £234,523 | 165 |
| 2021 | £190,000 | £240,565 | 168 |
| 2020 | £175,000 | £227,066 | 130 |
| 2019 | £167,000 | £218,897 | 161 |
| 2018 | £175,000 | £233,278 | 169 |
| 2017 | £156,000 | £212,768 | 193 |
| 2016 | £152,500 | £213,349 | 160 |
| 2015 | £152,000 | £214,776 | 181 |
| 2014 | £144,000 | £204,289 | 195 |
| 2013 | £155,000 | £223,030 | 219 |
| 2012 | £162,500 | £239,180 | 127 |
| 2011 | £137,000 | £206,817 | 144 |
| 2010 | £155,800 | £244,335 | 186 |
| 2009 | £149,700 | £240,644 | 132 |
| 2008 | £150,000 | £245,882 | 124 |
| 2007 | £143,000 | £242,568 | 233 |
| 2006 | £143,500 | £249,098 | 257 |
| 2005 | £135,000 | £240,246 | 149 |
| 2004 | £146,000 | £265,165 | 238 |
| 2003 | £116,000 | £213,700 | 303 |
| 2002 | £90,000 | £169,334 | 254 |
| 2001 | £75,000 | £144,184 | 217 |
| 2000 | £60,000 | £117,750 | 225 |
| 1999 | £57,500 | £114,594 | 229 |
| 1998 | £57,200 | £115,462 | 198 |
| 1997 | £52,500 | £107,667 | 248 |
| 1996 | £57,500 | £121,265 | 200 |
| 1995 | £64,000 | £139,126 | 201 |
In cash terms the typical WF3 3 home went from £64,000 in 1995 to £240,000 in 2026, roughly 3.8 times the price. Adjusted for inflation it still comes to a real rise of roughly 73%, so homes here got dearer in substance, not only in cash. In inflation-adjusted terms the high-water mark was 2025. The market now sits about 11% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the WF3 3 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 (+28.9% on the year before); the weakest, 2011 (−12.1%). 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
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −8.6% | −10.7% |
| 5 years (since 2021) | +4.8% | 0.0% |
| 10 years (since 2016) | +4.6% | +1.2% |
| 20 years (since 2006) | +2.6% | −0.2% |
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.
The turnover behind the prices
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.
The register shows 54 WF3 3 sales across the most recent twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 235 sales a year before the financial crisis and 133 a year over the last five. Volume matters as much as price: when few homes change hands, the median gets jumpy and a single street can move the figure. The most recent year is always still filling in, because sales appear in the Land Registry weeks or months after completion.
What kind of market WF3 3 is
This is a thin market: 54 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.
What homes rent for around WF3 3
WF3 3 falls under Leeds, where the ONS puts the average private rent at £1,134 a month (May 2026 figures). 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.
Set against the £240,000 median sold price, £1,134 a month is £13,608 a year, a gross yield of 5.7%: gross, before letting costs, voids, maintenance and tax, so a ceiling rather than a promise. Rents are published at local-authority level, so nearby districts in the same authority share these figures.
Asked and answered: WF3 3 (Bottom Boat)
Are property prices falling in WF3 3 (Bottom Boat)?
Is WF3 3 (Bottom Boat) a good place to buy a house?
How much did a house sell for in WF3 3 (Bottom Boat)?
What happens to WF3 3 prices now?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is up 26% over five years in cash and flat after inflation. If you are weighing a purchase, read the volume chart alongside the price one, and remember that every figure here is a completed sale, lagged by the weeks it takes the Land Registry to register it.
WF3's current homes for sale
This is what you could actually buy today: 84 homes currently on the market from 13 agents publishing to HomesIndex.
These cover the whole WF3 district, not just WF3 3: live asking prices are collected per district.
30% of what is on the market here is asking below what comparable homes actually sold for. Each listing is compared with recent recorded sales of similar homes nearby.
- Chapel Street, Tingley, Wakefield, We...
- Bradford Road, East Ardsley, WF3, Wakefield
- Stanley, Wakefield, West Yorkshire, Wakefield
"Under comparable sales" compares each asking price with what similar homes nearby actually sold for. It is a starting point for a conversation, not a valuation. Always look at the home itself.
See every WF3 home for sale on the map →
These asking prices come live from estate agents publishing feeds to HomesIndex, refreshed each Monday and Thursday. They are a sample of the market rather than its entirety, and an asking price is not a sale price.
Bedroom by bedroom: WF prices by size
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. Where too few homes exist to say anything meaningful, the cell is blank.
The risers and the fallers
The spread across the WF area is the point: the same five years treated these districts very differently.
WF area districts: five years of change
The districts that gained and lost most in cash terms, each row linking through to its own report.
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:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| WF3 1 | £242,000 | 49 |
| WF3 2 | £196,000 | 42 |
| 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 3? Get a rough value first
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in WF3 3, open the average prices map and zoom from the WF3 3 shading down to the sold homes on your own street. Every recorded WF3 3 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim WF3 3.
Go deeper
Behind the answers sits the same Land Registry record as this page, with WF3 3 already set as the subject. Free, one click sign in.
See every individual WF3 3 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.
How this page is made: the statistics are computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to address level; inflation adjustment uses the ONS CPIH index; rents are the ONS Price Index of Private Rents at local-authority level. Medians of recorded sales, not valuations. Nothing on this page is financial advice.