# 2 bedroom apartment for sale (HD2 2GB) ## Property Details | Key | Value | |-----|-------| | Address | 55 ANNIE SMITH WAY, HUDDERSFIELD, BIRKBY, WEST YORKSHIRE HD2 2GB | | Price | £100,000 | | Bedrooms | 2 | | Bathrooms | 2 | | Council tax | B | | Last sold | £95,000 Feb 2026 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** B - **Expiry date:** 25/01/2031 - **Current heating cost:** £378/year - **Est. upgrade cost to C:** £2,155 ### Recommendations - L2 (£1,200 - £1,800) - Y (£585 - £725) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/3339-0329-4000-0206-3222) ## Description A stunning PENTHOUSE apartment within WALKING DISTANCE OF HUDDERSFIELD TOWN CENTRE benefitting from excellent LINKS TO THE M62 and some breath-taking VIEWS over Annie Smith Way. Comprising; entrance hallway with built in storage, Living Room with an fitted kitchen and good sized lounge area. There are two good bedrooms, bedroom 1 benefiting from an en suite. Our phone lines are open 8am-8pm, seven days a week, so call now to arrange a viewing *Please note this property is owned by a Ryder & Dutton member of staff* 55 Annie Smith Way is an absolutely stunning two bedroom apartment within this convenient location, well positioned for access to the M62 motorway network and only a short walk in Huddersfield town centre and the train station. The property briefly comprises an entrance hallway with built in storage, Living Room with an attractive fitted kitchen area including appliances, and good sized lounge area. There are two good bedrooms, bedroom 1 benefiting from an en suite. Externally the property benefits from an allocated parking space. EPC Rating: C Council Tax Band: B Our phone lines are open 8am-8pm, seven days a week, so call now to arrange a viewing *Please note this property is owned by a Ryder & Dutton member of staff* Anti-Money Laundering (AML) Checks - As part of making an offer, we're required by law to complete Anti-Money Laundering (AML) checks to confirm the identity of all purchasers. To cover the cost of this process, a fee of £48 inc VAT per buyer is payable when your offer is accepted. This is a standard requirement for all buyers and helps us ensure your offer can be progressed as quickly and smoothly as possible. ## Property Photos - ![Open Plan](/listings/photos/154470656/1190022) - Open Plan - ![Open Plan](/listings/photos/154470656/1190023) - Open Plan - ![Open Plan](/listings/photos/154470656/1190024) - Open Plan - ![Open Plan](/listings/photos/154470656/1190025) - Open Plan - ![Open Plan](/listings/photos/154470656/1190026) - Open Plan - ![Bedroom](/listings/photos/154470656/1190027) - Bedroom - ![Bedroom](/listings/photos/154470656/1190028) - Bedroom - ![Bedroom](/listings/photos/154470656/1190029) - Bedroom - ![Bedroom](/listings/photos/154470656/1190030) - Bedroom - ![Bedroom](/listings/photos/154470656/1190031) - Bedroom - ![Bedroom](/listings/photos/154470656/1190032) - Bedroom - ![Bathroom](/listings/photos/154470656/1190033) - Bathroom - ![Bathroom](/listings/photos/154470656/1190034) - Bathroom - ![Front](/listings/photos/154470656/1190035) - Front - ![Front](/listings/photos/154470656/1190036) - Front ## Floorplans - ![Floorplan](/listings/photos/154470656/1190037) - Floorplan ## EPC Graphs - ![EPC Rating Graph](/listings/photos/154470656/1190038) - EPC Rating Graph ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 55 ANNIE SMITH WAY, BIRKBY, HUDDERSFIELD, KIRKLEES, WEST YORKSHIRE, HD2 2GB | £95,000 | 02/02/2026 | Flat | | 55 ANNIE SMITH WAY, BIRKBY, HUDDERSFIELD, KIRKLEES, WEST YORKSHIRE, HD2 2GB | £86,000 | 20/09/2013 | Flat | | 55 ANNIE SMITH WAY, BIRKBY, HUDDERSFIELD, KIRKLEES, WEST YORKSHIRE, HD2 2GB | £94,950 | 27/03/2009 | Flat | ## 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] 95 ANNIE SMITH WAY, BIRKBY, HUDDERSFIELD, KIRKLEES, WEST YORKSHIRE, HD2 2GB | £230,000 | 12/12/2025 | Terraced | | 108 ANNIE SMITH WAY, BIRKBY, HUDDERSFIELD, KIRKLEES, WEST YORKSHIRE, HD2 2GD | £70,000 | 26/10/2023 | Flat | | [Same street] 39 ANNIE SMITH WAY, BIRKBY, HUDDERSFIELD, KIRKLEES, WEST YORKSHIRE, HD2 2GB | £60,000 | 18/10/2023 | Flat | | [Same street] 29 ANNIE SMITH WAY, BIRKBY, HUDDERSFIELD, KIRKLEES, WEST YORKSHIRE, HD2 2GB | £90,000 | 20/09/2022 | Flat | | [Same street] 115 ANNIE SMITH WAY, BIRKBY, HUDDERSFIELD, KIRKLEES, WEST YORKSHIRE, HD2 2GB | £215,500 | 14/01/2022 | Terraced | | [Same street] 5 ANNIE SMITH WAY, BIRKBY, HUDDERSFIELD, KIRKLEES, WEST YORKSHIRE, HD2 2GB | £97,000 | 15/10/2021 | Flat | | 54 ANNIE SMITH WAY, BIRKBY, HUDDERSFIELD, KIRKLEES, WEST YORKSHIRE, HD2 2GD | £60,000 | 14/09/2021 | Flat | | [Same street] 21 ANNIE SMITH WAY, BIRKBY, HUDDERSFIELD, KIRKLEES, WEST YORKSHIRE, HD2 2GB | £48,000 | 06/08/2021 | Flat | **Street average:** £123,417 (6 sales) **Area average:** £65,000 (2 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £79,363 (4 Flat, HD2, 2024–2026) - **Deviation:** +26% ## 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 Kirklees (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £524/mo ## 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 | |------|------|------|------|------| | [Ashbrow Road, Huddersfield, HD2](http://87.117.209.195:8080/listings/128a9ab) | £800/mo | 2 | 1.06 miles | Rightmove | **Average rent: £800/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.8% (okay) - **Max investor price (0.8%):** £100,000 - **Target investor price (1%):** £80,000 *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 £800/mo).* - **Gross yield:** 9.6% - **Cost-to-rent:** 10.4× - **Monthly cashflow:** £301/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 12.5% *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).* ## Price per Square Metre - **£/m²:** £1,613/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 22.1% ## House Price Index (HM Land Registry) *Official index for Kirklees; Flats and maisonettes series; as of April 2026.* - **1y growth (index):** -0.8% - **5y growth (index):** 12.6% - **10y growth (index):** 35% ## 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)