Barnsley · WF2 7LW · 2-bed
Pinfold Grove, Wakefield, West Yorkshire, WF2
© OpenStreetMap · click to open in maps
Asking price
£135,000
Verdict
Underpriced by £58,059 vs 2-bed homes nearby
What you could do with it
Estimated gross yields from current rental comps. Numbers are pre-cost — service, voids, mortgage, management still come off these.
Standard BTL
Best fit£920/mo
8.2% gross yield
Open-market tenant on a 12-month AST.
LHA / Section 8
£593/mo
5.3% gross yield
Council-paid tenant. Stable rent, longer tenancies, slight discount to market.
Council lease
£504/mo
4.5% gross yield
3–5 yr guaranteed-rent lease to a housing association. Hands-off.
Who is this for?
Quick read across the buyer personas. ✅ = good fit · ⚠ = workable with caveats · ❌ = look elsewhere.
Family home
2-bed but EPC unknown — factor retrofit cost or budget for it.
Standard BTL
8.2% gross — clears typical 5%+ break-even threshold.
Buy + rent later
Rents would more than cover BTL mortgage costs if life changes.
The numbers
England (SDLT) · 75% LTV mortgage at 5.5% over 25 years (capital repayment).
Stamp duty
First-time buyer
£0
Home mover
£0
2nd home / BTL
£6,750
Mortgage @ 75% LTV
- Loan
- £101,250
- Deposit
- £33,750
- Per month
- £622
Cash you'd need to walk in (deposit + investor SDLT, before legal/survey): £40,500
Should you pay this?
Asking price is roughly £58,059 below what 2-bed homes typically go for here.
You're paying £135,000. Comparable 2-bed homes in this area suggest a market price of around £193,059.
Contains HM Land Registry data © Crown copyright and database right.
What it'd rent for
£920/month8.18% gross yield
Based on 210 live rentals in Barnsley · 2-bed homes here average £826/mo.
Most landlords need 5%+ gross to break even after costs in this area, so this is a decent fallback if your plans shift.
Property features
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Loading nearby sold…
5-year price trend
Crime risk
Flood risk
Schools & Ofsted
No schools indexed yet for this postcode sector. The official sources below cover every UK postcode.
Catchments aren't published nationally; many schools use distance-from-school as the deciding factor. The links above give you the official data — only the local authority can confirm a specific year's catchment boundary.
Contains public sector information licensed under the Open Government Licence v3.0.
Area pulse
- 24,335 new listings here in the last month — good comparable supply.
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