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Bottom Boat market report WF3 4, Wakefield
The WF3 4 (Bottom Boat) house price history in full, 1995 to 2026, in cash and in today's money. This page is built from the public record and nothing else: 4,346 completed sales registered with HM Land Registry in WF3 4 (Wakefield) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: 49 registered 2026 sales put the WF3 4 (Wakefield) median at £255,000, up 13% on five years earlier, with a mean of £265,900, and by floor area homes here have averaged about £2,750 per square metre over the last five years. Everything rests on 4,346 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
WF3 4 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 4 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 4 homes really sell for
Take the 49 registered 2026 sales in WF3 4 and the middle price, the median, is £255,000. The mean lands at £265,900, almost on top of it, so sales bunch tightly around the typical price.
House prices per square metre in WF3 4
Per square metre, WF3 4 homes have averaged around £2,750 over the last five years of sales. The floor areas behind the figure come from Energy Performance Certificates, and the by-the-metre view is the fair comparison across home sizes.
For scale: the England and Wales median is £285,000, so WF3 4 trades 11% below the country as a whole.
The price of a typical WF3 4 home, 1995 to 2026
The cash median beside its inflation-adjusted twin (ONS CPIH). The adjusted line answers the harder question, whether homes really got dearer. Hover for the figures; the legend toggles each series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £255,000 | £255,000 | 49 |
| 2025 | £250,000 | £255,978 | 178 |
| 2024 | £260,000 | £276,433 | 194 |
| 2023 | £265,000 | £291,170 | 181 |
| 2022 | £240,000 | £281,427 | 234 |
| 2021 | £225,000 | £284,879 | 205 |
| 2020 | £146,000 | £189,438 | 111 |
| 2019 | £155,500 | £203,823 | 112 |
| 2018 | £132,500 | £176,625 | 116 |
| 2017 | £137,000 | £186,854 | 117 |
| 2016 | £144,000 | £201,457 | 105 |
| 2015 | £122,000 | £172,386 | 102 |
| 2014 | £118,500 | £168,113 | 103 |
| 2013 | £115,800 | £166,625 | 78 |
| 2012 | £116,200 | £171,032 | 74 |
| 2011 | £105,000 | £158,510 | 77 |
| 2010 | £110,000 | £172,508 | 71 |
| 2009 | £117,000 | £188,078 | 63 |
| 2008 | £125,000 | £204,901 | 84 |
| 2007 | £127,200 | £215,767 | 144 |
| 2006 | £125,000 | £216,984 | 175 |
| 2005 | £119,000 | £211,772 | 142 |
| 2004 | £112,000 | £203,414 | 165 |
| 2003 | £85,000 | £156,591 | 154 |
| 2002 | £68,500 | £128,882 | 164 |
| 2001 | £54,000 | £103,812 | 167 |
| 2000 | £50,000 | £98,125 | 161 |
| 1999 | £50,000 | £99,647 | 203 |
| 1998 | £51,000 | £102,947 | 175 |
| 1997 | £46,000 | £94,337 | 179 |
| 1996 | £43,000 | £90,685 | 130 |
| 1995 | £43,500 | £94,562 | 133 |
In cash terms the typical WF3 4 home went from £43,500 in 1995 to £255,000 in 2026, roughly 6 times the price. Even after inflation that is a real rise of about 170%: homes here genuinely became dearer, not merely more expensive on paper. In inflation-adjusted terms the high-water mark was 2023. The market now sits about 12% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the WF3 4 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 2021 (+54.1% on the year before); the weakest, 2009 (−6.4%). 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
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +2.0% | −0.4% |
| 5 years (since 2021) | +2.5% | −2.2% |
| 10 years (since 2016) | +5.9% | +2.4% |
| 20 years (since 2006) | +3.6% | +0.8% |
Compound annual growth of the median sold price; the real column deflates by ONS CPIH. Annualised figures smooth the cycle (the chart above shows the cycle), and past growth is a record, not a forecast.
Sales activity in WF3 4
Sales per year, counted
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 4. Turnover has held fairly steady across the cycle: about 167 sales a year recently, against 159 a year before 2008. 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 tenants pay around WF3 4
WF3 4 falls under Wakefield, where the ONS puts the average private rent at £794 a month (May 2026 figures). A one-bed averages £567 a month here and a four-or-more-bed £1,200, so size does most of the work in setting the rent.
Average monthly rent by size, Wakefield
ONS Price Index of Private Rents, May 2026.
Set against the £255,000 median sold price, £794 a month is £9,528 a year, a gross yield of 3.7%: 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.
How WF3 4 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. Expect volatility in the annual figures: swings past ten per cent show up repeatedly above, and they usually reflect the mix of homes sold in a given year rather than genuine repricing. Within WF3, this sector trades 9% above the district median: one of the dearer corners of its district.
WF3 4 (Bottom Boat): the questions that come up
Is WF3 4 (Bottom Boat) a good place to buy a house?
How much did a house sell for in WF3 4 (Bottom Boat)?
Are property prices falling in WF3 4 (Bottom Boat)?
Are WF3 4 prices heading up or down?
Prediction is not this page's business. Its business is the record, which says: the median is up 13% over five years in cash but down 10% after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.
What is for sale in WF3 right now
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 4: live asking prices are collected per district.
Of everything listed here, 30% asks less than the sold record of comparable homes. 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
The "under comparable sales" label measures each asking price against real nearby sales of similar homes: an opening position for a conversation rather than a valuation. The home itself still needs looking at.
See every WF3 home for sale on the map →
Refreshed every Monday and Thursday from agents' own feeds to HomesIndex, so a sample of the market rather than all of it. An asking price remains an ask, not a sale.
What another bedroom costs in WF
Real sold prices by size across the WF area, straight from the Land Registry record. The jump between sizes is local: in some areas a third bedroom adds a quarter to the price, in others nearly four fifths, so a national rule of thumb will mislead you here.
| 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.
Five-year change in the median, WF area districts
Cash-terms risers and fallers across the area; click any row for that district's full report.
Other sectors in WF3
Sector boundaries hide real price steps. The rest of WF3, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| WF3 1 | £242,000 | 49 |
| WF3 2 | £196,000 | 42 |
| WF3 3 | £240,000 | 54 |
Zoom out to the full WF3 district report for the type split, monthly volumes and how WF3 compares with its neighbours.
Selling in WF3 4? Start from the sold record
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at WF3 4's shading and zoom to the sold homes on the street itself. Agents work from this same Land Registry record when they value; this page puts it in front of you before they arrive.
Estate agents working WF3 4: the featured spot on this report is free for founding agents, one per district. Claim WF3 4.
Keep digging
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about WF3 4. Free, with a one click sign in.
Two maps carry on from here: every WF3 4 sale at its exact address, and the average prices map from area shading down to single homes. The report tool answers a specific question in writing, and each sale's mortgage and rent calculator prices a real purchase.
About the numbers: everything is computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to the address; today's-money figures use the ONS CPIH index, and rents are the ONS Price Index of Private Rents by local authority. These are medians of recorded sales, not valuations, and none of it is financial advice.