Barnsley · LS26 8RX · 4-bed
Holmsley Lane, Woodlesford, Leeds, LS26
© OpenStreetMap · click to open in maps
Asking price
£415,000
Verdict
Looks fair for the area
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
£1,650/mo
4.8% gross yield
Open-market tenant on a 12-month AST.
HMO (rooms)
Best fit£2,871/mo
8.3% gross yield
4–6 individual tenants, shared living. Highest yield, most management.
LHA / Section 8
£947/mo
2.7% gross yield
Council-paid tenant. Stable rent, longer tenancies, slight discount to market.
Council lease
£805/mo
2.3% 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
4-bed but EPC unknown — factor retrofit cost or budget for it.
Standard BTL
4.8% gross — tight; works only with low costs / cheap finance.
HMO (rooms)
8.3% HMO yield, no Article 4 — strong on paper.
Buy + rent later
Rent would cover most mortgage costs but you'd top up if it sat empty for a few months.
The numbers
England (SDLT) · 75% LTV mortgage at 5.5% over 25 years (capital repayment).
Stamp duty
First-time buyer
£0
Home mover
£8,250
2nd home / BTL
£29,000
Mortgage @ 75% LTV
- Loan
- £311,250
- Deposit
- £103,750
- Per month
- £1,911
Cash you'd need to walk in (deposit + investor SDLT, before legal/survey): £132,750
Should you pay this?
Asking price is in line with what 4-bed homes have been selling for nearby.
Contains HM Land Registry data © Crown copyright and database right.
What it'd rent for
£1,650/month4.77% gross yield
Based on 210 live rentals in Barnsley · 4-bed homes here average £931/mo.
Most landlords need 5%+ gross to break even after costs in this area, so this is tight as a fallback — worth running the numbers carefully.
Property features
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Loading nearby sold…
5-year price trend
Crime risk
Flood risk
Schools & Ofsted
Catchment area is the #1 driver of family-let demand and exit liquidity in the suburbs. Verify the local primary + secondary ratings before offering — an Outstanding catchment can add 5–10% to £/sqft; Inadequate is a permanent drag.
- All schools within 2 miles (DfE GIAS) — official register, last Ofsted, type
- Ofsted reports for LS26 8RX — full inspection reports + history
- Catchment visualiser (Locrating) — free-tier school-catchment map
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.
HMO licensing
No curated HMO data for this area. Most UK councils run mandatory licensing for 5+ sharers (statutory) plus area-specific additional / selective schemes. Verify with the local authority before completing a purchase.
Area pulse
- 24,335 new listings here in the last month — good comparable supply.
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