House prices in WF11 (Knottingley)

This article shows price per square metre data and various charts to help you understand the housing market in WF11 - stats were last calculated on 03 December 2024.

Defining 'WF11'

This analysis is limited to properties whose postcode starts with "WF11", this is also called the postcode district. There are no official postcode district names so I've just labelled it WF11, Knottingley. It is shown in red on the map below.

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Price per square metre

Knowing the average house price in WF11 is not much use. However, knowing average price per square metre can be quite useful. Price per sqm allows some comparison between properties of different size. We define price per square metre as the sold price divided by the internal area of a property:

£ per sqm = price ÷ internal area

For example in October 2024, 45, Eddystone Rise, Knottingley, WF11 0HS sold for £127,500. Given the internal area of 82 square metres recorded on the EPC, the price per sqm is £127,500 ÷ 82 sqm = £1,554.

England & Wales have been officially metric since 1965. However house price per square foot is prefered by some estate agents and those of sufficiently advanced age ;-). It is a huge pain to code the automatic conversion for square meters to square feet for all the graphs and charts on WF11 and elsewhere. All the conditionals turn my tidy code for into spaghetti. I will get around to it at some point, but for now you can just divide everything by 10 in your head, move a decimal place and you'll be close enough. If you want to be more precise 1 sqm = 10.76391 sqft.

Distribution of £ per sqm for houses vs flats in WF11

The chart above is called a histogram, it helps you see the distribution of house price per sqm in WF11 To make this chart we put all the sales data into a series of £ per sqm 'buckets' (e.g. £1,900 to £2,000, £2,000 to £2,100, £2,100 to £2,200 etc...) we then count the number of sales with within in each bucket and plot the results. The histogram is based on 425 sales that took place in WF11, in the last 24 months.

Generate a custom histogram like the one above but based on your own criteria.

You can see the spread of prices above. This is because although internal area is a key factor in determining valuation, it is not the only factor. Many factors other than size affect desirability; these factors could be condition, aspect, garden size, negotiating power of the vendor etc.

The spread of prices will give you a feel of the typical range to expect in WF11, Knottingley. Notably, only 25% of properties that sold recently were valued at more than £2,540 sqm. For anything to be valued more than this means it has to be more desireable than the clear majority of WF11 homes.

Box plot of £ per sqm for WF11

Tip: click on the chart to see the values.

The chart above is called a boxplot (or a box-and-whisker plot). Box plots, like histograms, are used to graphically represent the distribution of data, showing the central tendency, spread of the distribution. In the context of £ per square metre property price distributions, box plots represent the variation in property prices within a geographic area e.g. Knottingley. The chart above shows a boxplot for 'WF11' as well as the 'WF' postcode area.

  • Median: The horizontal line inside the box represents the median (£ per square meter). This is the midpoint of the data, meaning 50% of the prices are below this value, and 50% are above. The middle price per square metre in 'WF11' is £2,040.
  • Interquartile Range (IQR): The box spans from the 25th percentile (Q1) to the 75th percentile (Q3). This is the range where the middle 50% of the data lies, giving a good indication of the typical price spread. Of the 425 transactions in WF11, Knottingley half were sold for between £1,520 and £2,540 per square metre.
  • Whiskers: In our case, the whiskers extend from the 9th percentile (at the lower end) to the 91st percentile (at the upper end), This provides a slightly broader view of the distribution by including the middle 82% of records. The whiskers capture most of the variation but exclude extreme outliers caused by data errors in recording sold house prices or internal area.
  • 'n=' is the number of property transactions the box plot is based on; 425 for WF11, Knottingley.

    • Property price map for Knottingley

    Have a look at the interactive price map I created for myself. Use it to explore 'WF11' house prices all the way down to individual property plots.

    Property price heatmap for Knottingley
    House price map for Knottingley

    Will WF11 house prices drop in 2025?

    I cannot tell what house prices will do in the future and don't believe anyone who says they can. However we can plot price trends, I have done this in the chart below for WF11 (Knottingley) compared with the wider postcode area 'WF'. You can extrapolate from this based on your own views on future interest rates, inflation and other factors.

    House price index for WF11

    Tip: click on the legend items to show/hide different lines

    Download house price index as CSV (premium users only).

    The chart above shows changes in 'WF11' property prices over the last 20 years. The index is calculated from the average price paid per sqm for property in WF11 and is set to 100 in 2004. The chart compares trends for WF11, Knottingley against those of the broader postcode area 'WF'. What is more interesting is to look at the difference between flats and houses, even those in the same area follow a very different trend, to get a robust enough sample size to see this we need to zoom out and look at house price trends for the entire Wakefield local authority.

    The dashed lines show nominal house price changes, the solid lines show the same data adjusted for inflation. Economists call this the 'real' price change. You have to take inflation into account when comparing prices over time. It's calculated using the formula:

    Real Rate of Return = (1 + Nominal Rate) ÷ (1 + Inflation Rate) – 1
    In this formula, the nominal rate is the rate of change before any adjustments, and the inflation rate is taken from the Consumer Price Index. The real rate of return is a more accurate measure of change in value, because £1 today does not have the same buying power as £1 in the past. For example, if a savings account pays an interest rate of 3% per year and the inflation rate is 5% per year, the real rate of return is -2%. This means that the investment's value is shrinking by 2% each year.

    Historic returns for WF11
    WF area WF11 district
    Nominal Real Nominal Real
    20 yr per annum 3.0% 0.4% 2.6% -0.0%
    20 yr total 81.1% 7.3% 67.2% -0.9%
    10 yr per annum 4.1% 1.3% 3.9% 1.1%
    10 yr total 49.7% 13.6% 46.2% 11.0%
    5 yr per annum 5.1% 1.0% 4.7% 0.5%
    5 yr total 28.2% 5.0% 25.5% 2.8%
    1 yr per annum 3.9% -0.3% 2.4% -1.7%
    1 yr total 3.9% -0.3% 2.4% -1.7%

    This table complements the house price index chart above, presenting the data in a more detailed format. It breaks down the information into 20-year, 10-year, 5-year, and 1-year periods, further categorized by property type. For each period, we display both a per annum rate of change and a total rate of change.

    The total rate of change represents the overall change over the entire period. The formula for total return is:

    Total return = (Index at end of period ÷ Index at start of period) - 1

    The per annum rate of change is the annualized rate of change over the period. This is equivalent to the annual bank savings rate you would need to achieve the same total return over the given period. This annualized return is also known as the Compound Annual Growth Rate (CAGR). The formula for CAGR is:

    CAGR = (1 + Total return) ^ (1 ÷ Number of years) - 1

    Some specific examples:

    • Over the past 20 years, WF area have seen a 0.4% annual change when adjusted for inflation. This translates to a total change of 7.3% in real terms.
    • Over the past 5 years, WF area have seen a 1.0% annual change when adjusted for inflation. This translates to a total change of 5.0% in real terms.

    Most recent WF11 sales

    For the most recent sales activity, rather than a summarized average, it is better to see the underlying data. This is shown in the chart below, where blue dots represent individual sales, click on them to see details. If there is an obvious trend you should be able to spot it here amid the noise from outliers.

    Tip: hover over dots to see details

    Street level data

    Street Avg size Avg £sqm Recent sales
    Pollards Fields, , WF11 8T 61 sqm £2,332 24
    Seaton Crescent, , WF11 0H 71 sqm £2,319 18
    Woodville Way, , WF11 0H 65 sqm £2,468 16
    Cherry Tree Walk, , WF11 0L 78 sqm £1,800 15
    Downland Crescent, , WF11 0E 80 sqm £2,161 14
    Plowes Way, , WF11 0H 78 sqm £2,386 14
    Pontefract Road, , WF11 8P 91 sqm £1,809 14
    The Poplars, , WF11 0D 83 sqm £2,510 12

    Search for your street here.

    Nearby geographies

    The table below shows how 'WF11' compares to the other postcode districts nearby 'WF11'.

    District Lower quartile Median Upper quartile Sales in last 2yr
    YO8 Selby £2,160 sqm £2,640 sqm £3,030 sqm 1,290
    WF9 South Elmsall £1,290 sqm £1,800 sqm £2,290 sqm 882
    WF8 Pontefract £1,740 sqm £2,280 sqm £2,720 sqm 794
    WF7 Featherstone £1,690 sqm £2,120 sqm £2,650 sqm 531
    WF6 Normanton £1,640 sqm £2,130 sqm £2,660 sqm 500
    WF5 Ossett £2,030 sqm £2,480 sqm £2,970 sqm 444
    WF4 Horbury £2,000 sqm £2,510 sqm £3,040 sqm 870
    WF3 Tingley £2,180 sqm £2,760 sqm £3,180 sqm 1,004
    WF2 Wakefield £1,880 sqm £2,500 sqm £3,040 sqm 1,032
    WF17 Batley £1,570 sqm £2,030 sqm £2,530 sqm 780

    Raw data

    Our analysis of WF11 is derived from what is essentially a big table of sold prices from Land Registry with added property size information. Below are three rows from this table to give you an idea.

    Address Paid sqm £/sqm
    45, Eddystone Rise, £127,500
    Oct-2024
    		 82 1,554
    14, Cherry Tree Walk, £153,000
    Oct-2024
    		 69 2,217
    55, Seaton Crescent, £185,000
    Oct-2024
    		 72 2,569

    See the entire list of all sales in WF11 here.

    About

    I created HouseMetric because I wanted to see this data and analysis myself, I also wanted to teach myself to build a website. Please give me feedback or spread the word about it. I'm constantly tinkering and adding more stuff to it.