# 3 bedroom end of terrace house for sale (WF17 6NS)

## Property Details

| Key | Value |
|-----|-------|
| Address | 11 OAKS ROAD, BATLEY, SOOTHILL, WEST YORKSHIRE WF17 6NS |
| Price | £145,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Council tax | A |
| Last sold | £155,000 May 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** B
- **Expiry date:** 07/06/2028
- **Current heating cost:** £1,195/year
- **Est. upgrade cost to C:** £28,545

### Recommendations
- A3 (£1,500 - £2,700)
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- E (£45)
- N (£4,000 - £6,000)
- O (£3,300 - £6,500)
- U (£5,000 - £8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8558-7526-5330-7898-2902)

## Description

**** **** Offered for sale by modern method of auction (T's & C's apply). Spacious end terraced property situated in this popular location, conveniently placed for local amenities, town centre, schools and transport links. The accommodation is over three floors and also has two large cellar rooms. This property would make the perfect family home or could be of interest to investors having the potential to convert into flats, subject to the necessary planning permission. Briefly comprises: entrance hall, lounge, dining kitchen, two good sized cellar rooms, two first floor double bedrooms, bathroom and further separate WC, second floor double bedroom. Externally there are low maintenance gardens to the front and rear. 

**ENTRANCE** **HALL** **** Steps lead up to the entrance door which opens into the hallway. Doors lead to lounge and dining kitchen and a staircase leads to the first floor. 

**LOUNGE** **14' 2" x 13' 4" (4.32m x 4.06m)** The lounge has an inglenook style fireplace with wooden mantel. 

**DINING** **KITCHEN** **14' 7" x 14' 6" (4.44m x 4.42m)** Fitted with a range of wall and base units, inset sink and work surfaces. Stone flagged floor. Inglenook style fireplace. Stairs lead down to the cellar and an external door leads out to the rear garden. 

**CELLAR** **ROOM** **ONE** **17' 7" x 14' 6" (5.36m x 4.42m)** Useful storage and possibility to convert into further living space. 

**CELLAR** **ROOM** **TWO** **14' 3" x 8' 6" (4.34m x 2.59m)** Useful storage and possibility to convert into further living space. x2 storage rooms. 

**FIRST** **FLOOR** **LANDING** **** Doors lead to two bedrooms, bathroom and further separate WC. A staircase leads to the second floor. 

**BEDROOM** **ONE** **14' 4" x 11' 2" (4.37m x 3.4m)** This double bedroom has a feature fireplace. 

**BEDROOM** **TWO** **14' 6" x 10' 0" (4.42m x 3.05m)** Further double bedroom with feature fireplace. 

**BATHROOM** **** The bathroom contains a four piece suite comprising of free standing bath, shower cubicle, WC and wash hand basin. Complementary part tiled walls and tiled floor. Chrome towel radiator. 

**SEPARATE** **WC** **** Contains a low flush WC. 

**SECOND** **FLOOR** **BEDROOM** **THREE** **17' 0" x 15' 7" (5.18m x 4.75m)** This spacious bedroom has wooden beams and sloping ceiling. Three Velux windows allow in plenty of natural lighting. 

**EXTERNAL** **** The property has low maintenance gardens to the front and rear. On street parking. 

**DIRECTIONS** **** From our Birstall office travel left on Low Lane and turn right at the traffic lights into Huddersfield Road. At the next set of traffic lights turn left into Bradford Road and continue along into Batley. Turn left at the traffic light just after Batley Mill Outlet into Rouse Mill Lane then left into Soothill Lane. Proceed along and turn right into Oaks Road where the property will be easily identified by our For Sale board. 

**ADDITIONAL** **INFORMATION** **** Tenure - leasehold - 999 years from 1864 at £1 per annum (to be confirmed by a legal representative)

Council tax band - A 

**AUCTION** **INFORMATION** **** Auctioneer Comments

This property is for sale by Modern Method of Auction allowing the buyer and seller to complete within a 56 Day Reservation

Period. Interested parties' personal data will be shared with the Auctioneer (iamsold Ltd).

If considering a mortgage, inspect and consider the property carefully with your lender before bidding. A Buyer Information

Pack is provided, which you must view before bidding. The buyer is responsible for the Pack fee. For the most recent

information on the Buyer Information Pack fee, please contact the iamsold team.

The buyer signs a Reservation Agreement and makes payment of a Non-Refundable Reservation Fee of 4.5% of the purchase

price inc VAT, subject to a minimum of £6,600 inc. VAT. This Fee is paid to reserve the property to the buyer during the

Reservation Period and is paid in addition to the purchase price. The Fee is considered within calculations for stamp duty.

Services may be recommended by the Agent/Auctioneer in which they will receive payment from the service provider if the

service is taken. Payment varies but will be no more than £960 inc. VAT. These services are optional.

 

## Property Photos

- ![Photo](/listings/photos/155565584/725779)
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- ![Photo](/listings/photos/155565584/725791)

## Floorplans

- ![Floorplan 1](/listings/photos/155565584/725792) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/155565584/725793) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 11 OAKS ROAD, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6NS | £155,000 | 16/05/2025 | Terraced |
| 11 OAKS ROAD, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6NS | £97,000 | 18/07/2019 | Terraced |
| 11 OAKS ROAD, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6NS | £71,000 | 18/12/2018 | Terraced |

## 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 |
| 84 GRANGE ROAD, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6LN | £180,000 | 11/12/2025 | Terraced |
| 98 SOOTHILL LANE, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6NB | £156,000 | 28/11/2025 | Terraced |
| [Same street] 9 OAKS ROAD, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6NS | £119,000 | 19/09/2025 | Terraced |
| [Same street] 21 OAKS ROAD, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6NS | £188,000 | 28/02/2025 | Semi-detached |
| 3 CLUTTON STREET, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6NP | £100,000 | 28/02/2025 | Terraced |
| [Same street] 11A OAKS ROAD, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6NS | £57,000 | 20/06/2024 | Terraced |
| 76 GRANGE ROAD, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6LN | £98,000 | 24/11/2023 | Terraced |
| 46 GRANGE ROAD, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6LN | £115,000 | 03/11/2023 | Terraced |
| 38 BROOMSDALE ROAD, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6NL | £70,000 | 15/08/2023 | Terraced |
| 96 SOOTHILL LANE, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6NB | £77,500 | 28/07/2023 | Terraced |
| 24 GRANGE ROAD, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6LN | £99,000 | 20/06/2023 | Terraced |
| 23 CLUTTON STREET, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6NP | £166,000 | 15/06/2023 | Terraced |
| 82 SOOTHILL LANE, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6NB | £95,000 | 27/04/2023 | Terraced |
| 25 GREEN CLOSE, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6NG | £145,000 | 20/01/2023 | Terraced |
| 28 GRACE LEATHER LANE, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6ND | £50,000 | 21/12/2022 | Terraced |
| 148 GRANGE ROAD, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6LW | £138,000 | 20/12/2022 | Terraced |
| 46 GRANGE ROAD, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6LN | £76,800 | 13/12/2022 | Terraced |
| 54 SOOTHILL LANE, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6NQ | £62,000 | 08/12/2022 | Terraced |
| 7 OAKWOOD MEWS, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6NN | £173,000 | 21/10/2022 | Terraced |
| 23 FRANCE STREET, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6NU | £61,000 | 17/10/2022 | Terraced |
| [Same street] 2 OAKS ROAD, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6NS | £135,000 | 10/10/2022 | Terraced |
| 50 SOOTHILL LANE, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6NQ | £100,000 | 30/06/2022 | Terraced |
| 23 FRANCE STREET, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6NU | £47,500 | 23/06/2022 | Terraced |
| 80 WILLOW TERRACE, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6LQ | £101,000 | 31/05/2022 | Terraced |

**Street average:** £126,070 (5 sales)
**Area average:** £105,540 (20 sales)

## Price vs local average

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

- **Local average:** £142,847 (49 Terraced, WF17, 2024–2026)
- **Deviation:** +1.5%

## 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:** 0.53% (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:** £1,318/m²

## Capital growth trend

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

- **5y growth:** 73%
- **10y growth:** 61.2%

## House Price Index (HM Land Registry)

*Official index for Kirklees; Terraced series; as of March 2026.*

- **1y growth (index):** 1.8%
- **5y growth (index):** 25.3%
- **10y growth (index):** 57.9%

## 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)