# 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
- **Current heating cost:** £1,120/year
- **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)