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Bottom Boat market report WF3, Wakefield
The WF3 (Bottom Boat) house price history in full, 1995 to 2026, in cash and in today's money. Everything below comes from 19,665 sales recorded by HM Land Registry in WF3 (Wakefield) since 1995, real completion prices from real purchases, alongside the ONS's current rent figures. No valuations, no estimates, no asking prices.
Sales recorded to July 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: the 2026 median for WF3 (Wakefield) is £235,000, from 194 registered sales, up 16% on five years earlier; the mean is £249,700, and by floor area homes here have averaged about £2,810 per square metre over the last five years. Behind the figures sit 19,665 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
WF3 is a postcode district covering Bottom Boat, Carlton, East Ardsley in Wakefield. It is the most useful size for market figures: tight enough to describe somewhere real, large enough that sales keep coming and the medians hold steady.
Where WF3 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 buyers actually paid in WF3
The 2026 median for WF3 is £235,000, taken from 194 registered sales. The mean, which is what most sites call the "average house price", is £249,700, a little above it, the familiar pattern where pricier homes stretch the average.
WF3 prices by floor area
By floor space, homes in WF3 have sold for about £2,810 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 trades 18% below the country as a whole.
The price of a typical WF3 home, 1995 to 2026
One line records the median as paid; the other restates every year in today's money via ONS CPIH, the honest measure of getting dearer. Hover for year figures, click the legend to isolate a line.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £235,000 | £235,000 | 194 |
| 2025 | £257,500 | £263,658 | 698 |
| 2024 | £250,000 | £265,801 | 681 |
| 2023 | £250,000 | £274,689 | 549 |
| 2022 | £230,000 | £269,701 | 689 |
| 2021 | £203,000 | £257,024 | 747 |
| 2020 | £175,000 | £227,066 | 540 |
| 2019 | £163,000 | £213,654 | 551 |
| 2018 | £160,000 | £213,283 | 597 |
| 2017 | £152,000 | £207,313 | 584 |
| 2016 | £150,000 | £209,851 | 615 |
| 2015 | £145,000 | £204,885 | 562 |
| 2014 | £137,000 | £194,358 | 593 |
| 2013 | £138,000 | £198,568 | 571 |
| 2012 | £135,800 | £199,881 | 414 |
| 2011 | £130,000 | £196,250 | 409 |
| 2010 | £143,000 | £224,261 | 437 |
| 2009 | £136,800 | £219,907 | 400 |
| 2008 | £140,000 | £229,490 | 389 |
| 2007 | £144,000 | £244,264 | 782 |
| 2006 | £136,000 | £236,079 | 829 |
| 2005 | £128,000 | £227,788 | 540 |
| 2004 | £130,000 | £236,105 | 781 |
| 2003 | £105,000 | £193,435 | 815 |
| 2002 | £82,000 | £154,282 | 814 |
| 2001 | £65,000 | £124,959 | 745 |
| 2000 | £60,000 | £117,750 | 739 |
| 1999 | £57,500 | £114,594 | 787 |
| 1998 | £56,000 | £113,040 | 722 |
| 1997 | £52,400 | £107,462 | 727 |
| 1996 | £52,000 | £109,666 | 582 |
| 1995 | £52,000 | £113,040 | 582 |
In cash terms the typical WF3 home went from £52,000 in 1995 to £235,000 in 2026, roughly 5 times the price. Even after inflation that is a real rise of about 108%: homes here genuinely became dearer, not merely more expensive on paper. Measured in today's money the market peaked in 2023; the current median sits about 14% below that. Someone who bought at the 2023 peak has not yet seen that price back in real terms.
Year-on-year change in the WF3 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 (+28.0% on the year before); the weakest, 2011 (−9.1%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of semi-detached homes dominate the record here, 36% of the typed total. A detached home currently trades at £365,000 against £130,000 for a flat, 2.8 times the price.
Median by property type, WF3
One line per type, years with too few sales omitted. Hover for the year's figures; click a legend entry to isolate a type.
| Type | Median (2026) | Sales that year | All-time sales |
|---|---|---|---|
| Detached | £365,000 | 51 | 6,246 |
| Semi-detached | £240,000 | 73 | 7,003 |
| Terraced | £182,000 | 57 | 5,488 |
| Flats | £130,000 | 13 | 924 |
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −8.7% | −10.9% |
| 5 years (since 2021) | +3.0% | −1.8% |
| 10 years (since 2016) | +4.6% | +1.1% |
| 20 years (since 2006) | +2.8% | 0.0% |
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.
How many homes change hands in WF3
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.
Month by month, five years back
Registrations by month. The repeating sawtooth is seasonality, and the right-hand edge always dips because the register lags completions.
WF3 recorded 482 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 756 sales a year before the financial crisis and 562 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 is
Among the 17 measurable districts of its area, WF3 ranks 2 by median price: firmly in the dearer tier.
What homes rent for around WF3
The local authority for WF3 is Leeds, and its ONS average private rent currently stands at £1,134 a month (May 2026 figures). 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.
Average monthly rent by size, Leeds
ONS Price Index of Private Rents, May 2026.
£1,134 a month is £13,608 a year, which against the £235,000 median sold price makes a gross yield of 5.8%. Gross means before letting costs, voids, maintenance and tax: treat it as a ceiling. The ONS publishes rents by local authority, so neighbouring districts under the same authority share these numbers.
WF3 (Bottom Boat): the questions that come up
Are property prices falling in WF3 (Bottom Boat)?
Is WF3 (Bottom Boat) a good place to buy a house?
How much did a house sell for in WF3 (Bottom Boat)?
Where do WF3 prices go next?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is up 16% over five years in cash but down 9% 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.
What is for sale in WF3 right now
Everything above is what homes in WF3 sold for. The live side of the market holds 84 homes at the moment, listed by 13 agents publishing to HomesIndex, at a typical asking price 6% above the WF3 median sold price.
Of everything listed here, 30% asks less than the sold record of comparable homes. The comparison behind each listing uses recent recorded sales of similar homes close by.
- 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.
Bedroom by bedroom: WF prices by size
Real sold prices by size across the WF area, straight 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%) | — | — |
Medians of recorded sales over the last four years, by built form and bedroom count. Sold homes carry no advertised bedroom count, so sizes are estimated from their EPC records; a small number of homes will sit one size out. Blank cells mean too few homes for the figure to mean anything.
The risers and the fallers
WF3 ranks 8 of 17 in the WF area on five-year growth. The gap between the top and bottom of this chart is the difference between buying well and buying badly in the same city.
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.
Inside WF3, sector by sector
The next slice down is the postcode sector: a group of streets, each with its own report. Two sectors a short walk apart can trade at sharply different prices.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| WF3 1 | £242,000 | 49 |
| WF3 2 | £196,000 | 42 |
| WF3 3 | £240,000 | 54 |
| WF3 4 | £255,000 | 49 |
How WF3 compares nearby
Same city, different markets. The neighbouring districts of the WF area, dearest first:
| District | Median | 5-year |
|---|---|---|
| WF14 | £240,000 | +23% |
| WF3 (this report) | £235,000 | +16% |
| WF4 | £230,000 | +24% |
| WF2 | £225,000 | +7% |
| WF8 | £221,000 | +11% |
| WF5 | £207,500 | +13% |
| WF1 | £200,000 | -7% |
| WF15 | £199,500 | +21% |
| WF6 | £195,000 | +5% |
| WF12 | £195,000 | +15% |
| WF16 | £193,000 | +40% |
| WF11 | £190,000 | +31% |
| WF17 | £188,000 | +30% |
| WF7 | £187,500 | +2% |
| WF10 | £182,500 | +13% |
| WF9 | £167,800 | +12% |
| WF13 | £140,000 | +27% |
Before you sell in WF3: what the record supports
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at WF3'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: the featured spot on this report is free for founding agents, one per district. Claim WF3.
Take it further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about WF3. Free, with a one click sign in.
See every individual WF3 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.
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.