Sold STC Semi-detached

44 SYCAMORE WAY

BATLEY, BIRSTALL, WEST YORKSHIRE WF17 0EE

3 beds 872 sq ft Listed 21 Oct 2011 (-5387d)

£139,950

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# 3 bedroom semi-detached house for sale (WF17 0EE)

## Property Details

| Key | Value |
|-----|-------|
| Address | 44 SYCAMORE WAY, BATLEY, BIRSTALL, WEST YORKSHIRE WF17 0EE |
| Price | £139,950 |
| Bedrooms | 3 |
| Construction age | England and Wales: 1967-1975 |
| Floor area | 81 m² |
| Last sold | £162,500 Feb 2018 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 29/08/2021 — **EXPIRED** (no longer valid for marketing or letting)
- **Current heating cost:** £560/year
- **Est. upgrade cost to C:** £23,750

### Recommendations
- E (£50)
- F (£200 - £400)
- G (£350 - £450)
- I (£1,500 - £3,500)
- N (£4,000 - £6,000)
- U (£11,000 - £20,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/7808-6022-6298-8499-7910)

## Description

The current owners have maintained the property very well and have obviously taken great pride in their home. An early viewing is essential.

THE OWNERS LOVE...

"...the downstairs space, the kitchen/diner and living room are surprisingly big and are the main reasons why we bought the property..."

"...we love the bathroom, it has a high quality finish and was designed to look like a hotel bathroom!..."

"...the computer positioned next to the stairs, between the kitchen and the lounge. You don't feel locked away from rest of the family..."

WE HAVE NOTICED...

"...the kitchen diner is the real hub of the home, with patio doors that lead to the rear garden, a great space for entertaining friends and family..."

"...the enviable position that the property occupies - a great location for those that commute as the motorway networks are only a short drive away..."

"...the Sharps fitted wardrobes in the master bedroom are high quality and contemporary...."

Kitchen/Diner (15' 9''  x 10' 2''  (4.81m x 3.12m))

Located at the rear of the property with an extensive range of contemporary wall and base units and complementary work surfaces and tiles. The kitchen also has integrated electric oven and induction hob, fridge freezer, and dishwasher. There is also an inset stainless steel sink and mixer tap, and plumbing for an automatic washing machine. Patio doors open onto the rear garden.

Entrance Hall

With an exterior door to the side of the property, the entrance hall links the kitchen and lounge.

Downstairs W.C. (5' 10''  x 2' 10''  (1.79m x 0.87m))

Two piece white suite, comprising wash hand basin and low flush W.C. Complementary tiling provides a modern finish.

Lounge (15' 9''  x 10' 11''  (4.81m x 3.34m))

A modern front facing lounge with a wall mounted feature electric fire, and bay window.

Master Bedroom (15' 8''  x 9' 7''  (4.8m x 2.94m))

A beautiful rear facing master bedroom with contemporary fitted Sharps wardrobes.

Family Bathroom  (6' 5''  x 6' 3''  (1.98m x 1.92m))

This really is a stunning bathroom, tiled floor to ceiling and fitted with a 3 piece suite with a shower and wall mounted chrome heated towel rail. A MUST see.

Bedroom 2 (10' 2''  x 9' 1''  (3.1m x 2.79m))

A front facing double bedroom with modern decor.

Bedroom 3  (10' 11''  x 6' 4''  (3.35m x 1.94m))

A good size front facing single bedroom with a laminate floor.

Externally

The property occupies a corner plot and therefor benefits from rear, side and front gardens. To the side of the property there is a driveway and detached garage. The enclosed rear garden has a patio and decking area, great for alfresco dining.

## Property Photos

- ![Kitchen/diner](/listings/photos/20489661/1262127) - Kitchen/diner
- ![Master bedroom](/listings/photos/20489661/1262131) - Master bedroom
- ![Rear view of the...](/listings/photos/20489661/1262136) - Rear view of the...
- ![Lounge](/listings/photos/20489661/1262139) - Lounge
- ![Kitchen/diner](/listings/photos/20489661/1262143) - Kitchen/diner
- ![Family bathroom](/listings/photos/20489661/1262147) - Family bathroom
- ![Lounge](/listings/photos/20489661/1262150) - Lounge
- ![Master bedroom](/listings/photos/20489661/1262153) - Master bedroom
- ![Bedroom 2](/listings/photos/20489661/1262156) - Bedroom 2
- ![Rear garden](/listings/photos/20489661/1262159) - Rear garden
- ![Side garden](/listings/photos/20489661/1262161) - Side garden

## Floorplans

- ![Floorplan 1](/listings/photos/20489661/1262163) - Floorplan 1

## FENSA Certificates

This property has 2 FENSA certificate(s) on record.

### FENSA Certificate #2580423
- **Address:** 44 Sycamore Way, Birstall, WF17 0EE
- **Certificate Issued:** 28/03/2005
- **Work Completed:** 02/03/2005
- **Items:** 2 window(s)

### FENSA Certificate #424251
- **Address:** 44 Sycamore Way, Birstall, WF17 0EE
- **Certificate Issued:** 08/08/2003
- **Work Completed:** 13/01/2003
- **Items:** 2 window(s), 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 44 SYCAMORE WAY, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0EE | £162,500 | 12/02/2018 | Semi-detached |
| 44 SYCAMORE WAY, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0EE | £139,000 | 03/02/2012 | Semi-detached |
| 44 SYCAMORE WAY, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0EE | £49,500 | 20/06/1995 | 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 |
|---------|-------|------|------|
| 47 BROWNHILL ROAD, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0DQ | £207,000 | 17/12/2025 | Semi-detached |
| 10 ROCKHILL CLOSE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0DH | £165,000 | 14/04/2025 | Semi-detached |
| [Same street] 56 SYCAMORE WAY, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0EE | £240,000 | 14/02/2025 | Detached |
| [Same street] 6 SYCAMORE WAY, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0EE | £220,000 | 10/02/2025 | Semi-detached |
| [Same street] 53 SYCAMORE WAY, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0EE | £257,500 | 13/06/2024 | Detached |
| [Same street] 60 SYCAMORE WAY, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0EE | £344,000 | 07/12/2023 | Detached |
| 37 MOAT HILL, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0DX | £238,000 | 07/12/2023 | Semi-detached |
| 22 ASHFIELD ROAD, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0EB | £315,000 | 01/12/2023 | Semi-detached |
| 10 WESTERN AVENUE, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0PF | £144,000 | 28/07/2023 | Semi-detached |
| [Same street] 54 SYCAMORE WAY, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0EE | £292,500 | 05/01/2023 | Detached |
| 1 WESTERN AVENUE, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0PF | £217,500 | 12/12/2022 | Semi-detached |
| [Same street] 39 SYCAMORE WAY, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0EE | £250,000 | 09/12/2022 | Detached |
| 53 BROWNHILL ROAD, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0DQ | £245,000 | 30/11/2022 | Semi-detached |
| 8 BIRCHWOOD AVENUE, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0RD | £230,000 | 11/11/2022 | Semi-detached |
| 5 ELM WAY, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0EQ | £232,500 | 11/11/2022 | Semi-detached |
| 55 BROWNHILL ROAD, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0DQ | £250,000 | 01/11/2022 | Semi-detached |
| 2 LEEDS ROAD, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0EW | £127,500 | 12/08/2022 | Semi-detached |
| [Same street] 32 SYCAMORE WAY, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0EE | £200,000 | 25/03/2022 | Semi-detached |
| 68 HILLHEAD DRIVE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0PJ | £98,000 | 22/10/2021 | Semi-detached |
| 18 ELM WAY, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0EQ | £220,000 | 30/09/2021 | Semi-detached |
| 24 ELM WAY, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0EQ | £225,000 | 27/09/2021 | Semi-detached |
| 11 ROCKHILL CLOSE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0DH | £170,000 | 13/09/2021 | Semi-detached |
| 15 ROCKHILL CLOSE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0DH | £210,000 | 03/09/2021 | Semi-detached |
| 20 VICTORIA COURT, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 9DZ | £130,000 | 23/07/2021 | Semi-detached |

**Street average:** £257,714 (7 sales)
**Area average:** £201,441 (17 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £216,590 (54 Semi-detached, WF17, 2024–2026)
- **Deviation:** -35.4%

## 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

## 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 Semi-Detached House, Walton Drive, BD11 | £1,300/mo | 3 | 1.12 miles | OpenRent |

**Average rent: £1,300/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.93% (okay)
- **Max investor price (0.8%):** £162,500
- **Target investor price (1%):** £130,000

*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 £1,300/mo).*

- **Gross yield:** 11.1%
- **Cost-to-rent:** 9×
- **Monthly cashflow:** £594/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 17.6%

*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:** £1,728/m²

## Capital growth trend

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

- **5y growth:** 17.4%
- **10y growth:** 73.8%

## 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%

## 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)

Kitchen/diner Master bedroom Rear view of the... Lounge Kitchen/diner Family bathroom Lounge Master bedroom Bedroom 2 Rear garden Side garden

/ 11

Property details

Floor area

81 m²

EPC rating

Year built

England and Wales: 1967-1975

Last sold

£162,500 Feb 2018

Price per m²

£1,728/m²

Local average

£216,590 (-35.4%)

Deprivation

Decile 7 (23,447 of 33,755)

Street crime

158 incidents within 1 mile (May 2026)

Key features

3 Bed Semi-Detached
UPVC Double Glazing
Gas Central Heating
Detached Garage
Enviable Corner Plot
Modern Contemporary Decor
Stunning Bathroom
Lovely Gardens
***NO CHAIN***

Additional details

Parking: Yes
Garden: Yes

Description

FOR SALE and offered with NO CHAIN - a delightful 3 bed semi-detached property in a popular part of Birstall. The property has been decorated to a very high standard throughout and offers great outside space, occupying an enviable position on a corner plot. There are also a number of nurseries, primary and high schools in the surrounding area.
The current owners have maintained the property very well and have obviously taken great pride in their home. An early viewing is essential.

THE OWNERS LOVE...
"...the downstairs space, the kitchen/diner and living room are surprisingly big and are the main reasons why we bought the property..."
"...we love the bathroom, it has a high quality finish and was designed to look like a hotel bathroom!..."
"...the computer positioned next to the stairs, between the kitchen and the lounge. You don't feel locked away from rest of the family..."

WE HAVE NOTICED...
"...the kitchen diner is the real hub of the home, with patio doors that lead to the rear garden, a great space for entertaining friends and family..."
"...the enviable position that the property occupies - a great location for those that commute as the motorway networks are only a short drive away..."
"...the Sharps fitted wardrobes in the master bedroom are high quality and contemporary...."

Kitchen/Diner (15' 9'' x 10' 2'' (4.81m x 3.12m))
Located at the rear of the property with an extensive range of contemporary wall and base units and complementary work surfaces and tiles. The kitchen also has integrated electric oven and induction hob, fridge freezer, and dishwasher. There is also an inset stainless steel sink and mixer tap, and plumbing for an automatic washing machine. Patio doors open onto the rear garden.

Entrance Hall
With an exterior door to the side of the property, the entrance hall links the kitchen and lounge.

Downstairs W.C. (5' 10'' x 2' 10'' (1.79m x 0.87m))
Two piece white suite, comprising wash hand basin and low flush W.C. Complementary tiling provides a modern finish.

Lounge (15' 9'' x 10' 11'' (4.81m x 3.34m))
A modern front facing lounge with a wall mounted feature electric fire, and bay window.

Master Bedroom (15' 8'' x 9' 7'' (4.8m x 2.94m))
A beautiful rear facing master bedroom with contemporary fitted Sharps wardrobes.

Family Bathroom (6' 5'' x 6' 3'' (1.98m x 1.92m))
This really is a stunning bathroom, tiled floor to ceiling and fitted with a 3 piece suite with a shower and wall mounted chrome heated towel rail. A MUST see.

Bedroom 2 (10' 2'' x 9' 1'' (3.1m x 2.79m))
A front facing double bedroom with modern decor.

Bedroom 3 (10' 11'' x 6' 4'' (3.35m x 1.94m))
A good size front facing single bedroom with a laminate floor.

Externally
The property occupies a corner plot and therefor benefits from rear, side and front gardens. To the side of the property there is a driveway and detached garage. The enclosed rear garden has a patio and decking area, great for alfresco dining.

Listed by

Morley

The Property Franchise Group

Reference: 20489661

EPC Rating & Upgrade Cost

This certificate expired on 29/08/2021. A new EPC may be required before the property can be marketed or let.

Current rating: D

Potential rating: C

Inspection date: 30/08/2011

Expiry date: 29/08/2021 (expired)

Current heating cost: £560/year

Potential heating cost: £470/year

Est. upgrade cost to C: £23,750

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

Recommendations

Low energy lighting for all fixed outlets (£50)
Hot water cylinder thermostat (£200 - £400)
Upgrade heating controls (£350 - £450)
Replace boiler with new condensing boiler (£1,500 - £3,500)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£11,000 - £20,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

FENSA Certificates

This property has 2 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #2580423

Property Details

Street: 44 Sycamore Way

Town: Birstall

Postcode: WF17 0EE

Installation Details

Items: 2 windows

Certificate Issued: 28/03/2005

Work Completed: 02/03/2005

This certificate data was retrieved from FENSA's database

FENSA Certificate #424251

Property Details

Street: 44 Sycamore Way

Town: Birstall

Postcode: WF17 0EE

Installation Details

Items: 2 windows and 1 door

Certificate Issued: 08/08/2003

Work Completed: 13/01/2003

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

228% since 1995

Event	Date	Price	% change
Sold	12/02/2018 (8 years ago)	£162,500	+16.9%
Sold	03/02/2012 (14 years ago)	£139,000	+180.8%
Sold	20/06/1995 (31 years ago)	£49,500	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

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

Address	Price	Date	Type
47 BROWNHILL ROAD, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0DQ	£207,000	17/12/2025	Semi-detached
10 ROCKHILL CLOSE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0DH	£165,000	14/04/2025	Semi-detached
Same street 56 SYCAMORE WAY, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0EE	£240,000	14/02/2025	Detached
Same street 6 SYCAMORE WAY, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0EE	£220,000	10/02/2025	Semi-detached
Same street 53 SYCAMORE WAY, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0EE	£257,500	13/06/2024	Detached
Same street 60 SYCAMORE WAY, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0EE	£344,000	07/12/2023	Detached
37 MOAT HILL, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0DX	£238,000	07/12/2023	Semi-detached
22 ASHFIELD ROAD, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0EB	£315,000	01/12/2023	Semi-detached
10 WESTERN AVENUE, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0PF	£144,000	28/07/2023	Semi-detached
Same street 54 SYCAMORE WAY, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0EE	£292,500	05/01/2023	Detached
1 WESTERN AVENUE, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0PF	£217,500	12/12/2022	Semi-detached
Same street 39 SYCAMORE WAY, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0EE	£250,000	09/12/2022	Detached
53 BROWNHILL ROAD, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0DQ	£245,000	30/11/2022	Semi-detached
8 BIRCHWOOD AVENUE, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0RD	£230,000	11/11/2022	Semi-detached
5 ELM WAY, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0EQ	£232,500	11/11/2022	Semi-detached
55 BROWNHILL ROAD, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0DQ	£250,000	01/11/2022	Semi-detached
2 LEEDS ROAD, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0EW	£127,500	12/08/2022	Semi-detached
Same street 32 SYCAMORE WAY, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0EE	£200,000	25/03/2022	Semi-detached
68 HILLHEAD DRIVE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0PJ	£98,000	22/10/2021	Semi-detached
18 ELM WAY, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0EQ	£220,000	30/09/2021	Semi-detached
24 ELM WAY, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0EQ	£225,000	27/09/2021	Semi-detached
11 ROCKHILL CLOSE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0DH	£170,000	13/09/2021	Semi-detached
15 ROCKHILL CLOSE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0DH	£210,000	03/09/2021	Semi-detached
20 VICTORIA COURT, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 9DZ	£130,000	23/07/2021	Semi-detached

Street average: £257,714 (7 sales)

Area average: £201,441 (17 sales)

Capital growth trend

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

5y growth 17.4%

10y growth 73.8%

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 £698/mo

Realistic £775/mo

Optimistic £853/mo

Based on Local Authority from postcode lookup → Kirklees.

LHA (30th percentile) floor for Harrogate: £873/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View WF17 0EE

Nearby

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

Type	Name	Distance
Shop	Newway	0.1 miles
Shop	The Oak Pine Furniture	0.1 miles
Bus stop	Gelderd Road Birstall	0.1 miles
Bus stop	Leeds Road Sovereign Close	0.1 miles
Train station	Batley	2.1 miles
Train station	Morley	2.9 miles
Hospital	Sir Karl Cohen Square	4.9 miles
University	Kirkstall Brewery Residences	5.9 miles
University	Leeds Law School	6.1 miles
Hospital	Eccleshill NHS Treatment Centre	6.6 miles

Street-level crime

Category	Count
Violence and sexual offences	64
Anti-social behaviour	31
Criminal damage and arson	19
Public order	15
Vehicle crime	9
Other theft	7
Burglary	6
Shoplifting	4
Other crime	2
Theft from the person	1
Total incidents	158

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
Birstall Primary Academy	Primary	0.3 miles	Good — 19 Nov 2018
St Peter's Church of England Voluntary Aided Junior, Infant and Early Years School	Primary	0.4 miles	Good — 31 Jan 2024
Batley Girls' High School	Secondary	0.4 miles	Outstanding — 31 Oct 2013
Windmill CofE (VC) Primary School	Primary	0.5 miles	Good — 12 Jun 2017
Fieldhead Primary Academy	Primary	0.5 miles	Good — 30 Nov 2023

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 Semi-Detached House, Walton Drive, BD11	£1,300/mo	3	1.12 miles	OpenRent

Average rent: £1,300/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.93%

Max investor price (0.8%) £162,500

Target investor price (1%) £130,000

Gross yield 11.1%

Cost-to-rent ratio 9×

Monthly cashflow £594/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 17.6%

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).