Semi-Detached 3 sales on record

34 WOODHALL DRIVE

BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 7SW

£170,000

Location

Map view View on Google Maps View on OpenStreetMap Street View WF17 7SW

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	Healey Lane Throstle Nest	0.1 miles
Shop	A&K Stores	0.4 miles
Train station	Batley	1.0 miles
Hospital	Sir Karl Cohen Square	6.3 miles
University	University of Huddersfield	7.1 miles

Property details

Tenure

Freehold

Property type

Semi-detached

Bedrooms

Bathrooms

Floor area

82 m²

EPC rating

Year built

England and Wales: 1967-1975

Last sold

£170,000 Apr 2026

Price per m²

£2,073/m²

Local average

£216,590 (54 sales)

Street crime

525 incidents within 1 mile (May 2026)

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 16/05/2025

Expiry date: 15/05/2035

Current heating cost: £975/year

Potential heating cost: £748/year

Est. upgrade cost to C: £12,075

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Flat roof or sloping ceiling insulation (£850 - £1,500)
Floor insulation (suspended floor) (£800 - £1,200)
Upgrade heating controls (£350 - £450)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	17/04/2026	£170,000	Semi-detached	+322.4%	£170,000 to April 2026	View transaction
Sold	28/01/2000	£40,250	Semi-detached	-12.5%	£175,636 to April 2026	View transaction
Sold	26/03/1999	£46,000	Semi-detached	—	£213,378 to April 2026	View transaction

Historic listings

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

Event	Date	Price
sold	01/01/2026	£170,000
listed	04/11/2025	£182,500
sold	01/01/2000	£40,250
sold	01/01/1999	£46,000

Photos · Open listing

Sold comparables

Same street and nearby sales within 0.25 miles (last 5 years). Land Registry Price Paid Data.

Address	Price	Date	Type
5 THROSTLE NEST, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 7SN	£184,300	16/09/2025	Semi-detached
54 HEALEY LANE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 7ST	£172,500	07/02/2024	Semi-detached
10 HOLYOAKE AVENUE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 7HB	£120,000	10/05/2023	Semi-detached
43 LIME TREE AVENUE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 7DJ	£82,000	28/03/2023	Semi-detached
16 WOODSIDE CRESCENT, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 7DZ	£125,000	02/09/2022	Semi-detached
12 WOODHALL DRIVE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 7SW	£170,000	19/08/2022	Semi-detached
15 HOLYOAKE AVENUE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 7HB	£209,000	19/04/2022	Semi-detached
47 DEIGHTON LANE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 7EU	£335,000	29/03/2022	Semi-detached
49 DEIGHTON LANE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 7EU	£245,000	15/03/2022	Semi-detached
66 DEIGHTON LANE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 7EU	£318,000	03/12/2021	Semi-detached
7 WOODSIDE CRESCENT, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 7DZ	£175,000	05/11/2021	Semi-detached
12 BARDEN CLOSE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 7JG	£88,000	24/09/2021	Semi-detached

Area average: £185,317 (12 sales)

For sale comparables

No active for-sale comparables found within 1 mile for the same bedrooms and property type.

Capital growth trend

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

5y growth 60.7%

10y growth 50.4%

House Price Index (HM Land Registry — official index, not sold-price averages): Kirklees. Series: Semi-detached. As of April 2026.

1y (index) 4.9%

5y (index) 29%

10y (index) 60%

Rental Range

Estimated market rent for Kirklees. Low = conservative, Realistic = average, Optimistic = best case.

Low £702/mo

Realistic £780/mo

Optimistic £858/mo

Based on Local Authority from postcode lookup → Kirklees.

LHA (30th percentile) floor for Harrogate: Apr 2025 – Mar 2026

Rental Comparables

Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
3 Bed End Terrace, Victor Street, WF17	£1,100/mo	3	0.94 miles	OpenRent

Average rent: £1,100/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.65%

Max investor price (0.8%) £137,500

Target investor price (1%) £110,000

Gross yield 7.8%

Cost-to-rent ratio 12.9×

Monthly cashflow £296/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 7.2%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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

Not in Flood Risk Area (no data)

Street-level crime

Category	Count
Violence and sexual offences	214
Anti-social behaviour	107
Criminal damage and arson	46
Public order	35
Vehicle crime	28
Other theft	22
Shoplifting	22
Drugs	16
Other crime	12
Burglary	10
Possession of weapons	8
Theft from the person	3
Bicycle theft	1
Robbery	1
Total incidents	525

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. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Manorfield Infant and Nursery School	Primary	0.2 miles	Inadequate — 7 Dec 2021
Staincliffe Church of England Voluntary Controlled Junior School	Primary	0.3 miles	Good — 27 Nov 2017
Healey Junior Infant and Nursery School	Primary	0.4 miles	Good — 20 Jun 2022
Purlwell Infant and Nursery School	Primary	0.4 miles	Good — 15 Dec 2010
St Mary's Catholic Primary Academy	Primary	0.4 miles	Good — 28 Jul 2015

FENSA

No FENSA certificates found for this address.

# 34 WOODHALL DRIVE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 7SW

## Property details

- Slug: `2d26469` (address key hash: `2d26469a5f0c0968bc439f24b723de583f6c4c51`)
- Postcode: WF17 7SW
- Transactions on record: 3

- Tenure: Freehold
- Property type: Semi-detached
- Bedrooms: 3
- Bathrooms: 1
- Floor area: 82 m²
- EPC rating: D
- Year built: England and Wales: 1967-1975
- Last sold: £170,000 Apr 2026
- Price per m²: £2,073/m²
- Local average: £216,590 (54 sales)
- Street crime: 525 incidents within 1 mile (May 2026)

## Latest sale

- Price: £170,000
- Date: 2026-04-17
- Type: S
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 15/05/2035
- **Current heating cost:** £975/year
- **Est. upgrade cost to C:** £12,075

### Recommendations
- A2 (£850 - £1,500)
- W1 (£800 - £1,200)
- G (£350 - £450)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/3735-4425-7500-0306-0292)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-04-17 | £170,000 | Semi-detached | +322.4% | £170,000 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/50d10b84-9b2a-b8d0-e063-4704a8c08d98) |
| Sold | 2000-01-28 | £40,250 | Semi-detached | -12.5% | £175,636 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/857c2eee-8b45-45eb-b2da-00b268e7f86f) |
| Sold | 1999-03-26 | £46,000 | Semi-detached | — | £213,378 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/3574e25e-19fb-4dc0-bbaf-b056bec8db4e) |

*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 |
|---------|-------|------|------|
| 34 WOODHALL DRIVE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 7SW | £170,000 | 17/04/2026 | Semi-detached |
| 34 WOODHALL DRIVE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 7SW | £40,250 | 28/01/2000 | Semi-detached |
| 34 WOODHALL DRIVE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 7SW | £46,000 | 26/03/1999 | 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: [168963539](http://87.117.209.195:8080/listings/9ea979a)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £170,000 |
| listed | 2025-11-04 | £182,500 |
| sold | 2000-01-01 | £40,250 |
| sold | 1999-01-01 | £46,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 5 THROSTLE NEST, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 7SN | £184,300 | 16/09/2025 | Semi-detached |
| 54 HEALEY LANE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 7ST | £172,500 | 07/02/2024 | Semi-detached |
| 10 HOLYOAKE AVENUE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 7HB | £120,000 | 10/05/2023 | Semi-detached |
| 43 LIME TREE AVENUE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 7DJ | £82,000 | 28/03/2023 | Semi-detached |
| 16 WOODSIDE CRESCENT, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 7DZ | £125,000 | 02/09/2022 | Semi-detached |
| 12 WOODHALL DRIVE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 7SW | £170,000 | 19/08/2022 | Semi-detached |
| 15 HOLYOAKE AVENUE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 7HB | £209,000 | 19/04/2022 | Semi-detached |
| 47 DEIGHTON LANE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 7EU | £335,000 | 29/03/2022 | Semi-detached |
| 49 DEIGHTON LANE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 7EU | £245,000 | 15/03/2022 | Semi-detached |
| 66 DEIGHTON LANE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 7EU | £318,000 | 03/12/2021 | Semi-detached |
| 7 WOODSIDE CRESCENT, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 7DZ | £175,000 | 05/11/2021 | Semi-detached |
| 12 BARDEN CLOSE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 7JG | £88,000 | 24/09/2021 | Semi-detached |

**Area average:** £185,317 (12 sales)

## Capital growth trend

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

- **5y growth:** 60.7%
- **10y growth:** 50.4%

## 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 Harrogate (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 3 Bed End Terrace, Victor Street, WF17 | £1,100/mo | 3 | 0.94 miles | OpenRent |

**Average rent: £1,100/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.65% (weak for cashflow)
- **Max investor price (0.8%):** £137,500
- **Target investor price (1%):** £110,000

*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 £1,100/mo).*

- **Gross yield:** 7.8%
- **Cost-to-rent:** 12.9×
- **Monthly cashflow:** £296/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 7.2%

*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 | 214 |
| Anti-social behaviour | 107 |
| Criminal damage and arson | 46 |
| Public order | 35 |
| Vehicle crime | 28 |
| Other theft | 22 |
| Shoplifting | 22 |
| Drugs | 16 |
| Other crime | 12 |
| Burglary | 10 |
| Possession of weapons | 8 |
| Theft from the person | 3 |
| Bicycle theft | 1 |
| Robbery | 1 |
| **Total incidents** | **525** |

*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 |
|------|------|----------|--------|
| Manorfield Infant and Nursery School | Primary | 0.2 miles | Inadequate — 7 Dec 2021 |
| Staincliffe Church of England Voluntary Controlled Junior School | Primary | 0.3 miles | Good — 27 Nov 2017 |
| Healey Junior Infant and Nursery School | Primary | 0.4 miles | Good — 20 Jun 2022 |
| Purlwell Infant and Nursery School | Primary | 0.4 miles | Good — 15 Dec 2010 |
| St Mary's Catholic Primary Academy | Primary | 0.4 miles | Good — 28 Jul 2015 |