Market outlook for WF9
Key indicators for buyers
The WF9 market looks favourable for buyers. Prices have softened (-23.3%), which could present a buying opportunity. Affordability has improved from a peak of 6.4x in 2021 to 5.6x today. Rising rents (£785/mo, +4.8%) mean the cost of waiting is real.
Price trends
Yearly averages · HM Land Registry Price Paid Data
Prices by property type
2026averages · HM Land Registry Price Paid Data
Affordability ratio
House price ÷ median earnings · ONS data
Affordability data shown for wider Wakefield area
A home in Wakefield costs 5.6x the local median salary — moderate, improving from a peak of 6.4x in 2021.
Rental trends
Average monthly rent · ONS Private Rental Index
Rental data shown for wider Wakefield area
Average monthly rent in Wakefield is £785, up 4.8% year-on-year. Rents have risen consistently over the past five years.
Monthly mortgage
2yr fixed · 75% LTV · 25yr term · BoE avg. rate
Based on the average Wakefield price of £155,000 with a 25% deposit (£39k), a 2-year fixed mortgage at 3.97% costs around £612 per month.
Rent vs buy snapshot
Monthly cost comparison based on current data
Uses WF9 avg. price with Wakefield rental data
Monthly mortgage payments (£612) are £173 less than renting (£785). However, buying requires an upfront deposit of £39k — it would take around 6 years to recoup that cost compared to renting and investing the difference.
Recent sales
Latest transactions · HM Land Registry Price Paid Data
| Address | Type | Price | Date |
|---|---|---|---|
1, ROWLANDS AVENUE, UPTON WF9 1DG | Semi-detached | £227,000 | 26 Jan 2026 |
57, BARNSLEY ROAD, HEMSWORTH WF9 4QZ | Terraced | £123,000 | 23 Jan 2026 |
8, EBBERTON CLOSE, HEMSWORTH WF9 4UN | Semi-detached | £217,500 | 15 Jan 2026 |
17, MALLARD MEWS, SOUTH ELMSALL WF9 2SF | Flat/Maisonette | £52,500 | 5 Jan 2026 |
28A, MINSTHORPE LANE, SOUTH ELMSALL WF9 2NY | Detached | £117,000 | 23 Dec 2025 |
81, CONISBOROUGH WAY, HEMSWORTH WF9 4UH | Detached | £298,000 | 19 Dec 2025 |
14, GROSVENOR AVENUE, UPTON WF9 1DQ |
Data sources (all free & public): HM Land Registry Price Paid Data & UK House Price Index · ONS Housing Affordability Ratios · ONS Private Rental Index · Bank of England Quoted Household Interest Rates · HMRC Monthly Property Transactions
Contains HM Land Registry data © Crown copyright and database right 2021. This data is licensed under the Open Government Licence v3.0.