Sold STC Flat

11A

OAKS ROAD, BATLEY, SOOTHILL, WEST YORKSHIRE WF17 6NS

1 beds 1 baths 51 m² Listed 7 Feb 2024 (-869d)

£65,000

Guide Price

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# 1 bedroom apartment for sale (WF17 6NS)

## Property Details

| Key | Value |
|-----|-------|
| Address | 11A, OAKS ROAD, BATLEY, SOOTHILL, WEST YORKSHIRE WF17 6NS |
| Price | £65,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Council tax | A |
| Last sold | £57,000 Jun 2024 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** D
- **Expiry date:** 01/02/2034
- **Est. upgrade cost to C:** £1,435

### Recommendations
- B (£500 - £1,500)
- E (£35)
- G (£350 - £450)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/6434-7422-2300-0762-4202)

## Description

**** **** Well presented first floor apartment with the added advantage of a cellar providing useful storage. Tucked away in a quiet location with easy access to town centre amenities and bus routes. The property benefits from uPVC double glazing and gas central heating. The accommodation briefly comprises: lounge, kitchen, one double bedroom, bathroom and storage cellar. Externally there is a low maintenance garden. This property would make the ideal purchase for a first time buyer or an investor having a potential rental income of £600pcm.

**ENTRANCE** **VESTIBULE** **** A uPVC door leads into the entrance vestibule where a staircase leads to the first floor accommodation and a staircase leads down to the storage cellar.

**LANDING** **** Access to all living accommodation.

**LOUNGE** **14' 10" x 10' 10" (4.52m x 3.3m)** Wall mounted electric fire.

**KITCHEN** **11' 8" x 6' 6" (3.56m x 1.98m)** Fitted with a range of wall and base units, inset sink, complementary work surfaces and matching breakfast bar. Electric double oven and ceramic hob with chimney style extractor fan above. Plumbing for automatic washing machine. Splash back tiling.

**BEDROOM** **14' 8" x 10' 10" (4.47m x 3.3m)**

**BATHROOM** **7' 9" x 6' 4" (2.36m x 1.93m)** The bathroom contains a three piece white suite comprising of bath with mixer shower tap, WC and wash hand basin. Chrome towel rail and part tiled walls.

**CELLAR** **14' 10" x 10' 9" (4.52m x 3.28m)** The cellar provides useful storage.

**EXTERNAL** **** There is a low maintenance garden.

**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 then left onto St Lukes Close. 11a will be found through the ginnel on the left hand side.

**ADDITIONAL** **INFORMATION** **** Tenure - flying freehold

Council tax band - A

## Property Photos

- ![Photo](/listings/photos/144460172/725807)
- ![Photo](/listings/photos/144460172/725808)
- ![Photo](/listings/photos/144460172/725809)
- ![Photo](/listings/photos/144460172/725810)
- ![Photo](/listings/photos/144460172/725811)
- ![Photo](/listings/photos/144460172/725812)

## Floorplans

- ![Floorplan 1](/listings/photos/144460172/725813) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/144460172/725814) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 11A OAKS ROAD, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6NS | £57,000 | 20/06/2024 | 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 |
| 4A CARDIGAN CLOSE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6PR | £58,000 | 19/12/2025 | Flat |
| [Same street] 9 OAKS ROAD, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6NS | £119,000 | 19/09/2025 | Terraced |
| [Same street] 11 OAKS ROAD, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6NS | £155,000 | 16/05/2025 | Terraced |
| [Same street] 21 OAKS ROAD, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6NS | £188,000 | 28/02/2025 | Semi-detached |
| 20 CARDIGAN CLOSE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6PR | £50,000 | 14/12/2022 | Flat |
| [Same street] 2 OAKS ROAD, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6NS | £135,000 | 10/10/2022 | Terraced |

**Street average:** £145,670 (5 sales)
**Area average:** £54,000 (2 sales)

## Price vs local average

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

- **Local average:** £101,500 (11 Flat, WF17, 2024–2026)
- **Deviation:** -36%

## 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):** £593/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 |
|------|------|------|------|------|
| Studio Flat, Station Road, WF17 | £750/mo | 1 | 0.25 miles | OpenRent |
| Studio Flat, Station Road, WF17 | £750/mo | 1 | 0.25 miles | OpenRent |
| Bedsit, Upper Commercial St, WF17 | £750/mo | 1 | 0.74 miles | OpenRent |
| Bedsit, Upper Commercial St, WF17 | £750/mo | 1 | 0.74 miles | OpenRent |
| Bedsit, Upper Commercial St, WF17 | £750/mo | 1 | 0.74 miles | OpenRent |
| Bedsit, Upper Commercial St, WF17 | £750/mo | 1 | 0.74 miles | OpenRent |
| Bedsit, Upper Commercial St, WF17 | £750/mo | 1 | 0.74 miles | OpenRent |
| Bedsit, Upper Commercial St, WF17 | £750/mo | 1 | 0.74 miles | OpenRent |

**Average rent: £750/mo (8 listings)**

## 1% Rule

- **Rent ratio:** 1.15% (strong)
- **Max investor price (0.8%):** £93,750
- **Target investor price (1%):** £75,000

*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 £750/mo).*

- **Gross yield:** 13.8%
- **Cost-to-rent:** 7.2×
- **Monthly cashflow:** £394/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 25.1%

*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:** £1,275/m²

## Capital growth trend

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

- **5y growth:** 103.8%

## House Price Index (HM Land Registry)

*Official index for Kirklees; Flats and maisonettes series; as of March 2026.*

- **1y growth (index):** -3.2%
- **5y growth (index):** 10.9%
- **10y growth (index):** 34.7%

## 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)

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Property details

Tenure

FREEHOLD

Floor area

51 m²

Council tax band

EPC rating

Last sold

£57,000 Jun 2024

Price per m²

£1,275/m²

Local average

£101,500 (-36%)

Deprivation

Decile 2 (5,321 of 33,755)

Street crime

280 incidents within 1 mile (Apr 2026)

Key features

WELL PRESENTED APARTMENT
LOUNGE
KITCHEN
CELLAR
DOUBLE BEDROOM, BATHROOM
GARDEN

Additional details

Garden: Yes

Description

** Well presented first floor apartment with the added advantage of a cellar providing useful storage. Tucked away in a quiet location with easy access to town centre amenities and bus routes. The property benefits from uPVC double glazing and gas central heating. The accommodation briefly comprises: lounge, kitchen, one double bedroom, bathroom and storage cellar. Externally there is a low maintenance garden. This property would make the ideal purchase for a first time buyer or an investor having a potential rental income of £600pcm.

ENTRANCE VESTIBULE A uPVC door leads into the entrance vestibule where a staircase leads to the first floor accommodation and a staircase leads down to the storage cellar.

LANDING Access to all living accommodation.

LOUNGE 14' 10" x 10' 10" (4.52m x 3.3m) Wall mounted electric fire.

KITCHEN 11' 8" x 6' 6" (3.56m x 1.98m) Fitted with a range of wall and base units, inset sink, complementary work surfaces and matching breakfast bar. Electric double oven and ceramic hob with chimney style extractor fan above. Plumbing for automatic washing machine. Splash back tiling.

BEDROOM 14' 8" x 10' 10" (4.47m x 3.3m)

BATHROOM 7' 9" x 6' 4" (2.36m x 1.93m) The bathroom contains a three piece white suite comprising of bath with mixer shower tap, WC and wash hand basin. Chrome towel rail and part tiled walls.

CELLAR 14' 10" x 10' 9" (4.52m x 3.28m) The cellar provides useful storage.

EXTERNAL There is a low maintenance garden.

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 then left onto St Lukes Close. 11a will be found through the ginnel on the left hand side.

ADDITIONAL INFORMATION ** Tenure - flying freehold
Council tax band - A

Listed by

Birstall

Barkers Estate Agents

Reference: 144460172

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: D

Inspection date: 02/02/2024

Expiry date: 01/02/2034

Est. upgrade cost to C: £1,435

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

Recommendations

Cavity wall insulation (£500 - £1,500)
Low energy lighting for all fixed outlets (£35)
Upgrade heating controls (£350 - £450)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC 1

Price history

Event	Date	Price	% change
Sold	20/06/2024 (2 years ago)	£57,000	—

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
Same street 25 OAKS ROAD, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6NS	£131,350	28/01/2026	Detached
4A CARDIGAN CLOSE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6PR	£58,000	19/12/2025	Flat
Same street 9 OAKS ROAD, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6NS	£119,000	19/09/2025	Terraced
Same street 11 OAKS ROAD, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6NS	£155,000	16/05/2025	Terraced
Same street 21 OAKS ROAD, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6NS	£188,000	28/02/2025	Semi-detached
20 CARDIGAN CLOSE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6PR	£50,000	14/12/2022	Flat
Same street 2 OAKS ROAD, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6NS	£135,000	10/10/2022	Terraced

Street average: £145,670 (5 sales)

Area average: £54,000 (2 sales)

Capital growth trend

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

5y growth 103.8%

House Price Index (HM Land Registry — official index, not sold-price averages): Kirklees. Series: Flats and maisonettes. As of March 2026.

1y (index) -3.2%

5y (index) 10.9%

10y (index) 34.7%

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: £593/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View WF17 6NS

Nearby

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

Type	Name	Distance
Bus stop	Soothill Lane Green Close	0.1 miles
Shop	Unknown	0.1 miles
Shop	Studio 87	0.1 miles
Bus stop	Grace Leather Lane Soothill Lane	0.1 miles
Train station	Batley	0.2 miles
Train station	Dewsbury	1.5 miles
University	College of the Resurrection	4.3 miles
Hospital	Sir Karl Cohen Square	6.0 miles
University	Leeds Law School	6.6 miles
Hospital	St James's Hospital A&E	7.7 miles

Street-level crime

Category	Count
Violence and sexual offences	86
Anti-social behaviour	54
Shoplifting	29
Other theft	24
Criminal damage and arson	23
Public order	21
Vehicle crime	15
Drugs	10
Other crime	8
Burglary	6
Possession of weapons	2
Robbery	2
Total incidents	280

Within 1 mile during Apr 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
Lydgate Junior and Infant School	Primary	0.5 miles	— (Inspected (no overall grade))
Mill Lane Primary School	Primary	0.5 miles	Good — 23 Sep 2024
Field Lane Junior Infant and Nursery School	Primary	0.5 miles	Good — 17 Oct 2023
Engage Academy	Other	0.5 miles	Good — 3 Apr 2014
Park Road Junior Infant and Nursery School	Primary	0.5 miles	Good — 17 May 2018

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
Studio Flat, Station Road, WF17	£750/mo	1	0.25 miles	OpenRent
Studio Flat, Station Road, WF17	£750/mo	1	0.25 miles	OpenRent
Bedsit, Upper Commercial St, WF17	£750/mo	1	0.74 miles	OpenRent
Bedsit, Upper Commercial St, WF17	£750/mo	1	0.74 miles	OpenRent
Bedsit, Upper Commercial St, WF17	£750/mo	1	0.74 miles	OpenRent
Bedsit, Upper Commercial St, WF17	£750/mo	1	0.74 miles	OpenRent
Bedsit, Upper Commercial St, WF17	£750/mo	1	0.74 miles	OpenRent
Bedsit, Upper Commercial St, WF17	£750/mo	1	0.74 miles	OpenRent

Average rent: £750/mo (8 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 1.15%

Max investor price (0.8%) £93,750

Target investor price (1%) £75,000

Gross yield 13.8%

Cost-to-rent ratio 7.2×

Monthly cashflow £394/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 25.1%

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).