# 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- **Expiry date:** 29/08/2021 — **EXPIRED** (no longer valid for marketing or letting)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

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.

## 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)