14 Barrass Yard, Wakefield, WF2 8WJ
About 14 Barrass Yard
14 Barrass Yard is a two-bedroom detached house in Wakefield (WF2 8WJ). It has a recorded floor area of 49 m² (around 527 sq ft), construction records dating it to 2007 onwards and council tax band B. At 49 m² this is the 2nd smallest of 11 units on EPC record in the building, where floor areas span 42–81 m². The building's EPC ratings span D to C, with this unit at the top. The latest certificate (August 2009) shows a C (score 78), near the top of the C band. Main heating runs on electricity. The latest certificate is from August 2009, so improvements made since then won't be reflected.
On the market in May 2018 and unlisted since — roughly 8 years. At 49 m² it's 15.5% smaller than the typical home in the postcode (58 m² median across 10 EPCs). Across 2005–2018, sale prices on this property compounded at -3.2% per year. Today's modelled estimate of £110,000 is 26.4% above the 2018 sale price.
What this property has
Inside
- Bedrooms2
- Bathrooms1
Outside
- ParkingAllocated
Everything you need to know about 14 Barrass Yard
The true value, the hidden risks and the full sale history, in one report.
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Energy performance
14 Barrass Yard's EPC is over a decade old — improvements since won't be reflected.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 14 Aug 2019
EPC Rating
Certificate validity
Expired on 14 August 2019
Get a survey for this property
Level 3 Building Survey
Because the property has no mains gas supply, we believe a Level 3 building survey should be considered.
From £820 · Includes VAT
Planning history
14 Barrass Yard has no planning applications on record.
But the area is active
4 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Sales history & valuation
14 Barrass Yard's sale-price growth has lagged the wider UK trajectory across its history on file.
£110,000
Modelled from EPC, postcode comparables and a sale-price growth of -3.2% per year over 13 years.
£87,000
Growth on file: -3.2% per year over 13 years.
Sales timeline
22 May 2018Most recent
£87,000
-34.6%over 12 years26 June 2005
£132,995
Median price across the last 5 sales in WF2 8WJ: £100,000 (2024–2021).
Versus other Barrass Yard homes
14 Barrass Yard is notably below the street on floor area.
Price per m²
£1,776
Street avg £2,011
Floor Area
49 m²
Street avg 59 m²
Habitable Rooms
3 rooms
Street avg 3 rooms
CO₂ Emissions
1.9 t/year
Street avg 2.0 t/year
Everything you need to know about 14 Barrass Yard
The true value, the hidden risks and the full sale history, in one report.
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Similar properties nearby
The neighbourhood at a glance
Crime
409/mo
Falling year-on-year across the wider district.
Nearest stop
0.1 km
Park Grove Rd Horbury Road — bus stop.
Closest school
0.2 km
Wakefield Lawefield Primary School. 25 schools nearby.
Go deeper on the local area
A Local Area report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Daytime· 07:00 – 23:00
53.9dB
Night-time· 23:00 – 07:00
44.7dB