# 3 bedroom semi-detached house for sale (WF17 6NS) ## Property Details | Key | Value | |-----|-------| | Address | 21 OAKS ROAD, BATLEY, SOOTHILL, WEST YORKSHIRE WF17 6NS | | Price | £200,000 | | Bedrooms | 3 | | Bathrooms | 1 | | Council tax | B | | Last sold | £188,000 Feb 2025 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** B - **Expiry date:** 15/04/2034 - **Est. upgrade cost to C:** £14,423 ### Recommendations - B (£500 - £1,500) - W1 (£800 - £1,200) - C (£15 - £30) - F (£200 - £400) - I (£2,200 - £3,000) - 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/0300-2456-9340-2094-0761) ## Description TAKE A LOOK AT THIS STUNNING 3-BEDROOM SEMI-DETACHED FAMILY HOME SITUATED IN SOOTHILL, BATLEY! PRESENTED TO A HIGH STANDARD AND READY TO MOVE INTO. BOASTING FULLY FITTED DINING KITCHEN AND BATHROOM, FRONT AND REAR GARDENS, FAR-REARCHING VIEWS, AND DETACHED GARAGE. CALL DPSH TO ARRANGE YOUR VIEWING! Situated in Soothill Batley close to local amenities, public transport, Batley train station and the nearby motorway links. An internal viewing is advised to fully appreciate the property on offer. The ground floor comprises; an entrance hall with space for coats and shoes, a well-proportioned lounge with a feature fireplace and large front aspect window, a dining kitchen which is fully fitted kitchen hosting a range of wall and base-mounted units with complimenting countertops and integrated appliances throughout with a rear aspect window and door into the rear garden. The dining area offers ample space for a large dining table and chairs with additional storage available in the understairs cupboard. Upstairs the quality continues, the landing with a side aspect window provides access to three well-proportioned bedrooms, two of which are doubles and all offer ample floor space for associated furniture, the smaller of the three bedrooms currently used as an office would make an ideal child's bedroom. The family bathroom puts the finishing touches on an already superb home and comprises a WC with a low-level flush, hand basin, and a bath with mains powered shower over. Additional storage can be found in the loft via a hatch on the landing. Outside to the front of the home is a tiered garden comprising a lawn, shrubs and rockery with a stone wall boundary and path from street level. To the side of the house is a paved path leading around the property to the back garden. The rear garden is tiered with raised decking areas which offer space with an abundance of sunlight. The garden also contains a timber outbuilding that has been converted into a garden bar. Off-street parking can be found by way of the properties detached garage For layout please see the floor plans. Council Tax Band: B Tenure: Freehold ## Property Photos - ![Photo](/listings/photos/86862084/725794) - ![Photo](/listings/photos/86862084/725795) - ![Photo](/listings/photos/86862084/725796) - ![Photo](/listings/photos/86862084/725797) - ![Photo](/listings/photos/86862084/725798) - ![Photo](/listings/photos/86862084/725799) - ![Photo](/listings/photos/86862084/725800) - ![Photo](/listings/photos/86862084/725801) - ![Photo](/listings/photos/86862084/725802) - ![Photo](/listings/photos/86862084/725803) - ![Photo](/listings/photos/86862084/725804) - ![Photo](/listings/photos/86862084/725805) - ![Photo](/listings/photos/86862084/725806) - ![Photo](/listings/photos/86862084/725815) - ![Photo](/listings/photos/86862084/725816) - ![Photo](/listings/photos/86862084/725817) - ![Photo](/listings/photos/86862084/725818) - ![Photo](/listings/photos/86862084/725819) - ![Photo](/listings/photos/86862084/725820) - ![Photo](/listings/photos/86862084/725821) - ![Photo](/listings/photos/86862084/725822) - ![Photo](/listings/photos/86862084/725823) - ![Photo](/listings/photos/86862084/725824) - ![Photo](/listings/photos/86862084/725834) - ![Photo](/listings/photos/86862084/725844) - ![Photo](/listings/photos/86862084/725846) - ![Photo](/listings/photos/86862084/725847) - ![Photo](/listings/photos/86862084/725848) - ![Photo](/listings/photos/86862084/725849) - ![Photo](/listings/photos/86862084/725850) - ![Photo](/listings/photos/86862084/725851) - ![Photo](/listings/photos/86862084/725852) - ![Photo](/listings/photos/86862084/725853) - ![Photo](/listings/photos/86862084/725854) ## Floorplans - ![Floorplan 1](/listings/photos/86862084/725855) - Floorplan 1 ## EPC Graphs - ![EPC](/listings/photos/86862084/725856) - EPC ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 21 OAKS ROAD, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6NS | £188,000 | 28/02/2025 | Semi-detached | ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | [Same street] 25 OAKS ROAD, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6NS | £131,350 | 28/01/2026 | Detached | | [Same street] 9 OAKS ROAD, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6NS | £119,000 | 19/09/2025 | Terraced | | 35 BRIDLE STREET, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6LU | £130,000 | 03/09/2025 | Semi-detached | | [Same street] 11 OAKS ROAD, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6NS | £155,000 | 16/05/2025 | Terraced | | 34 FRANCE STREET, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6NU | £270,000 | 15/05/2025 | Semi-detached | | 4 LAITHE CROFT ROAD, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6LY | £170,000 | 14/03/2025 | Semi-detached | | [Same street] 11A OAKS ROAD, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6NS | £57,000 | 20/06/2024 | Terraced | | 150 SOOTHILL LANE, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6HP | £307,500 | 15/06/2023 | Semi-detached | | [Same street] 2 OAKS ROAD, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6NS | £135,000 | 10/10/2022 | Terraced | | 176 GRANGE ROAD, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6LW | £165,000 | 20/09/2022 | Semi-detached | | 13 LAITHE CROFT ROAD, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6LY | £215,000 | 09/08/2022 | Semi-detached | | 29 - 31 FRANCE STREET, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6NU | £109,000 | 29/04/2022 | Semi-detached | | 133 SOOTHILL LANE, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6LZ | £131,000 | 28/01/2022 | Semi-detached | | 120 GRANGE ROAD, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6LW | £72,500 | 11/08/2021 | Semi-detached | **Street average:** £119,470 (5 sales) **Area average:** £174,444 (9 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £217,420 (52 Semi-detached, WF17, 2024–2026) - **Deviation:** -8% ## Rental Range *ONS Price Index of Private Rents (Kirklees). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £698/mo - **Realistic:** £775/mo - **Optimistic:** £853/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Harrogate (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £873/mo ## 1% Rule - **Rent ratio:** 0.39% (weak for cashflow) - **Max investor price (0.8%):** £96,875 - **Target investor price (1%):** £77,500 *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 Area rent estimate.* ## Price per Square Metre - **£/m²:** £2,740/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 29% - **10y growth:** 55.6% ## House Price Index (HM Land Registry) *Official index for Kirklees; Semi-detached series; as of March 2026.* - **1y growth (index):** 2.7% - **5y growth (index):** 26.9% - **10y growth (index):** 59.4% ## Flood risk - **Zone:** 1 - **Risk:** Low - **Source:** Job (default Low) [Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)