# 10 WESTFIELD STREET, HECKMONDWIKE, KIRKLEES, WEST YORKSHIRE, WF16 9FB

## Property details

- Slug: `03123b1` (address key hash: `03123b1bdf4b087df38f75332310c66530f83296`)
- Postcode: WF16 9FB
- Transactions on record: 2

- Tenure: Freehold
- Property type: Semi-detached
- Bedrooms: 4
- Bathrooms: 3
- Floor area: 93 m²
- EPC rating: C
- Year built: England and Wales: 2007-2011
- Last sold: £210,000 Jan 2026
- Price per m²: £2,258/m²
- Local average: £175,016 (17 sales)
- Street crime: 292 incidents within 1 mile (May 2026)

## Latest sale

- Price: £210,000
- Date: 2026-01-30
- Type: S
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 13/04/2021 — **EXPIRED** (no longer valid for marketing or letting)
- **Current heating cost:** £317/year

### Recommendations
- E
- N
- U

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0040-3874-6446-9999-1971)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-30 | £210,000 | Semi-detached | +40% | £213,088 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4c1b673f-db53-d8ea-e063-4704a8c0bf7d) |
| Sold | 2012-03-22 | £149,995 | Semi-detached | — | £266,658 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/1a83ba9f-bfdd-4a16-a493-c9c6fa0a2502) |

*Today’s value (HPI): adjusted using published house price index trends for the area and property type; not a valuation of the property today.*

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 10 WESTFIELD STREET, HECKMONDWIKE, KIRKLEES, WEST YORKSHIRE, WF16 9FB | £210,000 | 30/01/2026 | Semi-detached |
| 10 WESTFIELD STREET, HECKMONDWIKE, KIRKLEES, WEST YORKSHIRE, WF16 9FB | £149,995 | 22/03/2012 | Semi-detached |

## Historic listings

Listing activity only where we matched the listing to a Land Registry sale already on record for this address.

- Matched listing: [45916944](http://87.117.209.195:8080/listings/41a700b)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £210,000 |
| listed | 2016-12-12 | £650 |
| sold | 2012-01-01 | £149,995 |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 10 REDFEARN AVENUE, HECKMONDWIKE, KIRKLEES, WEST YORKSHIRE, WF16 9PY | £145,275 | 17/12/2025 | Semi-detached |
| 29 LEEDS OLD ROAD, HECKMONDWIKE, KIRKLEES, WEST YORKSHIRE, WF16 9AA | £181,000 | 05/12/2025 | Semi-detached |
| 143 LEEDS ROAD, HECKMONDWIKE, KIRKLEES, WEST YORKSHIRE, WF16 9BY | £115,000 | 17/10/2025 | Semi-detached |
| 68 GREENFIELDS, HECKMONDWIKE, KIRKLEES, WEST YORKSHIRE, WF16 9HG | £177,000 | 17/10/2025 | Semi-detached |
| 58 NEW NORTH ROAD, HECKMONDWIKE, KIRKLEES, WEST YORKSHIRE, WF16 9DH | £165,000 | 12/09/2025 | Semi-detached |
| 132 LEEDS ROAD, HECKMONDWIKE, KIRKLEES, WEST YORKSHIRE, WF16 9BS | £145,000 | 20/07/2023 | Semi-detached |
| 1 WESTFIELD ROAD, HECKMONDWIKE, KIRKLEES, WEST YORKSHIRE, WF16 9HJ | £178,000 | 05/05/2023 | Semi-detached |
| 82 NEW NORTH ROAD, HECKMONDWIKE, KIRKLEES, WEST YORKSHIRE, WF16 9DH | £230,000 | 18/04/2023 | Semi-detached |
| 132 LEEDS ROAD, HECKMONDWIKE, KIRKLEES, WEST YORKSHIRE, WF16 9BS | £150,000 | 31/03/2023 | Semi-detached |
| 74 NEW NORTH ROAD, HECKMONDWIKE, KIRKLEES, WEST YORKSHIRE, WF16 9DH | £155,000 | 18/11/2022 | Semi-detached |
| 60 NEW NORTH ROAD, HECKMONDWIKE, KIRKLEES, WEST YORKSHIRE, WF16 9DH | £165,000 | 20/10/2022 | Semi-detached |
| 134 LEEDS ROAD, HECKMONDWIKE, KIRKLEES, WEST YORKSHIRE, WF16 9BS | £149,000 | 25/08/2022 | Semi-detached |
| 35 WOOD AVENUE, HECKMONDWIKE, KIRKLEES, WEST YORKSHIRE, WF16 9PX | £100,000 | 04/08/2022 | Semi-detached |
| 10 GREENFIELDS, HECKMONDWIKE, KIRKLEES, WEST YORKSHIRE, WF16 9HG | £191,500 | 01/08/2022 | Semi-detached |
| 57 LEEDS OLD ROAD, HECKMONDWIKE, KIRKLEES, WEST YORKSHIRE, WF16 9AA | £140,000 | 26/10/2021 | Semi-detached |
| 22 WESTFIELD STREET, HECKMONDWIKE, KIRKLEES, WEST YORKSHIRE, WF16 9FB | £179,000 | 13/08/2021 | Semi-detached |

**Area average:** £160,361 (16 sales)

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** 20.6%
- **10y growth:** 28.8%

## House Price Index (HM Land Registry)

*Official index for Kirklees; Semi-detached series; as of April 2026.*

- **1y growth (index):** 4.9%
- **5y growth (index):** 29%
- **10y growth (index):** 60%

## Rental Range

*ONS Price Index of Private Rents (Kirklees). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £702/mo
- **Realistic:** £780/mo
- **Optimistic:** £858/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Leeds (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets in the area (all bedroom counts shown — none matched the 4-bedroom count for this property). Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 1 Bed Flat, Cemetery Road, WF16 | £625/mo | 1 | 0.38 miles | OpenRent |
| 1 Bed Flat, Cemetery Road, WF16 | £625/mo | 1 | 0.41 miles | OpenRent |
| 2 Bed End Terrace, Chapel Lane, WF16 | £750/mo | 2 | 0.51 miles | OpenRent |
| 2 Bed Flat, Gomersal, BD19 | £825/mo | 2 | 0.78 miles | OpenRent |
| 2 Bed End Terrace, Bleak Street, BD19 | £795/mo | 2 | 0.94 miles | OpenRent |
| 2 Bed Terraced House, Bunkers Lane, WF17 | £800/mo | 2 | 1.05 miles | OpenRent |
| 2 Bed Semi-Detached House, Hilary Street, WF13 | £700/mo | 2 | 1.06 miles | OpenRent |

**Average rent: £731/mo (7 listings)**

## 1% Rule

- **Rent ratio:** 0.36% (weak for cashflow)
- **Max investor price (0.8%):** £93,750
- **Target investor price (1%):** £75,000

*Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £750/mo).*

- **Gross yield:** 4.3%
- **Cost-to-rent:** 23.3×
- **Monthly cashflow:** £-177/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -3.5%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).*

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Not in Flood Risk Area (no data)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

## Street-level crime

| Category | Count |
|----------|-------|
| Violence and sexual offences | 123 |
| Anti-social behaviour | 44 |
| Public order | 24 |
| Vehicle crime | 21 |
| Burglary | 17 |
| Criminal damage and arson | 16 |
| Other theft | 15 |
| Shoplifting | 12 |
| Drugs | 10 |
| Other crime | 4 |
| Possession of weapons | 4 |
| Robbery | 2 |
| **Total incidents** | **292** |

*Within 1 mile during May 2026. Source: data.police.uk (England & Wales).*

## Schools nearby

*Nearest open schools with Ofsted ratings (England). Closed schools are not shown.*

| Name | Type | Distance | Ofsted |
|------|------|----------|--------|
| Holy Spirit Catholic Primary Academy | Primary | 0.4 miles | Good — 8 Feb 2023 |
| Millbridge, A Share Primary Academy | Primary | 0.4 miles | Good — 12 Dec 2021 |
| Brian Jackson College | Other | 0.5 miles | Good — 17 Jul 2023 |
| Heckmondwike Grammar School | Secondary | 0.5 miles | Good — 15 Jun 2022 |
| Co-op Academy Smithies Moor | Primary | 0.6 miles | Requires improvement — 18 Jul 2024 |