Sold STC Semi-detached

117 UPPER BATLEY LANE

BATLEY, WEST YORKSHIRE WF17 0NW

5 beds 2 baths 1,302 sq ft Listed 28 Mar 2025 (-479d)

£350,000

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# 5 bedroom semi-detached house for sale (WF17 0NW)

## Property Details

| Key | Value |
|-----|-------|
| Address | 117 UPPER BATLEY LANE, BATLEY, WEST YORKSHIRE WF17 0NW |
| Price | £350,000 |
| Bedrooms | 5 |
| Bathrooms | 2 |
| Council tax | C |
| Construction age | England and Wales: 1930-1949 |
| Floor area | 121 m² |
| Last sold | £320,000 Jan 2023 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 12/07/2028
- **Est. upgrade cost to C:** £16,358

### Recommendations
- A2 (£850 - £1,500)
- W1 (£800 - £1,200)
- C (£15 - £30)
- E (£60)
- I (£2,200 - £3,000)
- N (£4,000 - £6,000)
- U (£5,000 - £8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0052-2897-7532-9298-2115)

## Description

117 Upper Batley Lane

An exceptional extended five bedroom semi-detached property, offering spacious accommodation which demands an internal inspection in order to be fully appreciated. Situated in this popular residential location giving easy access into Birstall town centre, local schools and amenities. The spacious family accommodation briefly comprises, open plan kitchen diner/family room lounge, second reception room, utility room, five bedrooms ensuite to master, family bathroom, off-street parking to front, enclosed garden to rear.

ACCOMMODATION

ENTRANCE HALL

KITCHEN DINER / FAMILY ROOM   27`11` x 12`2` maximum

With a range of base and wall unit incorporating single drainer sink unit, granite work surfaces. Integrated appliances include electric hob, gas oven, dishwasher, wine fridge, useful storage cupboard and fireplace.

LOUNGE   12`2` x 11`3`

With Inglenook style fireplace. Wood over mantle. Inset log burning stove.

SITTING ROOM   17`9` x 8`10`

Multi-purpose reception room suitable for a number of uses.

UTILITY ROOM

Wash hand basin, low flush WC.

Stairs To First Floor

BEDROOM ONE   15`3` x 8`10` Including ensuite

ENSUITE SHOWER ROOM

With three piece comprising, shower, low flush WC, wash hand basin.

BEDROOM TWO   12`4` x 12`2`

Fitted wardrobes to one wall.

BEDROOM THREE   11`3` x 10`10`

BEDROOM FOUR   10`4` x 5`3`

BEDROOM FIVE   7`10` x 6`5`

FAMILY BATHROOM

With four piece suite comprising, free standing bath, separate shower, wash hand basin, low flush WC.

OUTSIDE

Resin drive to front provides parking for a number of vehicles. To the rear of the property, is a good sized enclosed private garden with raised decked seating area and

**Notice**

Please note we have not tested any apparatus, fixtures, fittings, or services. Interested parties must undertake their own investigation into the working order of these items. All measurements are approximate and photographs provided for guidance only.

## Property Photos

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## EPC Graphs

- ![EPC 1](/listings/photos/159967115/1355312) - EPC 1

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #1614271
- **Address:** 117 Upper Batley Lane, Batley, WF17 0NW
- **Certificate Issued:** 29/03/2004
- **Work Completed:** 17/03/2004
- **Items:** 10 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 117 UPPER BATLEY LANE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0NW | £320,000 | 06/01/2023 | Terraced |
| 117 UPPER BATLEY LANE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0NW | £177,000 | 28/09/2018 | 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 |
|---------|-------|------|------|
| 16 HILLHEAD DRIVE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0PB | £217,000 | 08/08/2025 | Semi-detached |
| [Same street] 119 UPPER BATLEY LANE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0NW | £452,500 | 21/06/2024 | Detached |
| 18 RECTORY DRIVE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0PL | £245,000 | 19/12/2023 | Semi-detached |
| 15 HAREFIELD DRIVE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0PQ | £267,500 | 15/12/2023 | Semi-detached |
| 10 WESTERN AVENUE, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0PF | £144,000 | 28/07/2023 | Semi-detached |
| 24 RECTORY DRIVE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0PL | £228,000 | 21/07/2023 | Semi-detached |
| 20 RIDGEWAY DRIVE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0NU | £188,000 | 16/06/2023 | Semi-detached |
| 20 WINDSOR ROAD, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0JX | £140,000 | 21/04/2023 | Semi-detached |
| 86 UPPER BATLEY LANE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0NP | £210,000 | 31/01/2023 | Semi-detached |
| 1 WESTERN AVENUE, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0PF | £217,500 | 12/12/2022 | Semi-detached |
| [Same street] 109 UPPER BATLEY LANE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0NW | £255,000 | 25/11/2022 | Semi-detached |
| 84 UPPER BATLEY LANE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0NP | £250,000 | 01/11/2022 | Semi-detached |
| 88 UPPER BATLEY LANE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0NP | £265,500 | 09/09/2022 | Semi-detached |
| 23 THORNFIELD MOUNT, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0NY | £170,000 | 08/09/2022 | Semi-detached |
| 239 WOODLANDS ROAD, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0QW | £450,000 | 02/09/2022 | Semi-detached |
| 20 THORNFIELD MOUNT, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0NY | £180,000 | 27/07/2022 | Semi-detached |
| 12 UPPER BATLEY LANE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0NQ | £197,995 | 14/04/2022 | Semi-detached |
| 55 INTAKE LANE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0BS | £195,000 | 18/02/2022 | Semi-detached |
| 4 MEADOW CLOSE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0PD | £238,000 | 28/01/2022 | Semi-detached |
| 3 BURNSIDE CLOSE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0NS | £165,000 | 28/01/2022 | Semi-detached |
| 16 BURNSIDE CLOSE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0NS | £175,000 | 26/01/2022 | Semi-detached |
| 68 HILLHEAD DRIVE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0PJ | £98,000 | 22/10/2021 | Semi-detached |

**Street average:** £353,750 (2 sales)
**Area average:** £212,075 (20 sales)

## Price vs local average

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

- **Local average:** £217,469 (53 Semi-detached, WF17, 2024–2026)
- **Deviation:** +60.9%

## 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):** £1,271/mo

## 1% Rule

- **Rent ratio:** 0.22% (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:** £2,893/m²

## Capital growth trend

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

- **5y growth:** 21.1%
- **10y growth:** 76.5%

## 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)

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Property details

Tenure

FREEHOLD

Floor area

121 m²

Council tax band

EPC rating

Year built

England and Wales: 1930-1949

Last sold

£320,000 Jan 2023

Price per m²

£2,893/m²

Local average

£217,469 (+60.9%)

Deprivation

Decile 9 (28,858 of 33,755)

Street crime

192 incidents within 1 mile (May 2026)

Key features

Exceptional extended five bedroom semi-detached property
Demands an internal inspection
Popular residential location

Additional details

Heating: Gas central
Parking: Yes
Garden: Private garden

Description

117 Upper Batley Lane

An exceptional extended five bedroom semi-detached property, offering spacious accommodation which demands an internal inspection in order to be fully appreciated. Situated in this popular residential location giving easy access into Birstall town centre, local schools and amenities. The spacious family accommodation briefly comprises, open plan kitchen diner/family room lounge, second reception room, utility room, five bedrooms ensuite to master, family bathroom, off-street parking to front, enclosed garden to rear.

ACCOMMODATION

ENTRANCE HALL

KITCHEN DINER / FAMILY ROOM 27`11` x 12`2` maximum
With a range of base and wall unit incorporating single drainer sink unit, granite work surfaces. Integrated appliances include electric hob, gas oven, dishwasher, wine fridge, useful storage cupboard and fireplace.

LOUNGE 12`2` x 11`3`
With Inglenook style fireplace. Wood over mantle. Inset log burning stove.

SITTING ROOM 17`9` x 8`10`
Multi-purpose reception room suitable for a number of uses.

UTILITY ROOM
Wash hand basin, low flush WC.

Stairs To First Floor

BEDROOM ONE 15`3` x 8`10` Including ensuite

ENSUITE SHOWER ROOM
With three piece comprising, shower, low flush WC, wash hand basin.

BEDROOM TWO 12`4` x 12`2`
Fitted wardrobes to one wall.

BEDROOM THREE 11`3` x 10`10`

BEDROOM FOUR 10`4` x 5`3`

BEDROOM FIVE 7`10` x 6`5`

FAMILY BATHROOM
With four piece suite comprising, free standing bath, separate shower, wash hand basin, low flush WC.

OUTSIDE
Resin drive to front provides parking for a number of vehicles. To the rear of the property, is a good sized enclosed private garden with raised decked seating area and

Notice
Please note we have not tested any apparatus, fixtures, fittings, or services. Interested parties must undertake their own investigation into the working order of these items. All measurements are approximate and photographs provided for guidance only.

Listed by

Birstall

Watsons Property Services

Reference: 159967115

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 13/07/2018

Expiry date: 12/07/2028

Est. upgrade cost to C: £16,358

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

Recommendations

Flat roof or sloping ceiling insulation (£850 - £1,500)
Floor insulation (suspended floor) (£800 - £1,200)
Increase hot water cylinder insulation (£15 - £30)
Low energy lighting for all fixed outlets (£60)
Replace boiler with new condensing boiler (£2,200 - £3,000)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£5,000 - £8,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

EPC Graphs

EPC 1

FENSA Certificates

This property has 1 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #1614271

Property Details

Street: 117 Upper Batley Lane

Town: Batley

Postcode: WF17 0NW

Installation Details

Items: 10 windows

Certificate Issued: 29/03/2004

Work Completed: 17/03/2004

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

81% since 2018

Event	Date	Price	% change
Sold	06/01/2023 (3 years ago)	£320,000	+80.8%
Sold	28/09/2018 (7 years ago)	£177,000	—

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
16 HILLHEAD DRIVE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0PB	£217,000	08/08/2025	Semi-detached
Same street 119 UPPER BATLEY LANE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0NW	£452,500	21/06/2024	Detached
18 RECTORY DRIVE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0PL	£245,000	19/12/2023	Semi-detached
15 HAREFIELD DRIVE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0PQ	£267,500	15/12/2023	Semi-detached
10 WESTERN AVENUE, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0PF	£144,000	28/07/2023	Semi-detached
24 RECTORY DRIVE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0PL	£228,000	21/07/2023	Semi-detached
20 RIDGEWAY DRIVE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0NU	£188,000	16/06/2023	Semi-detached
20 WINDSOR ROAD, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0JX	£140,000	21/04/2023	Semi-detached
86 UPPER BATLEY LANE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0NP	£210,000	31/01/2023	Semi-detached
1 WESTERN AVENUE, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0PF	£217,500	12/12/2022	Semi-detached
Same street 109 UPPER BATLEY LANE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0NW	£255,000	25/11/2022	Semi-detached
84 UPPER BATLEY LANE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0NP	£250,000	01/11/2022	Semi-detached
88 UPPER BATLEY LANE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0NP	£265,500	09/09/2022	Semi-detached
23 THORNFIELD MOUNT, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0NY	£170,000	08/09/2022	Semi-detached
239 WOODLANDS ROAD, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0QW	£450,000	02/09/2022	Semi-detached
20 THORNFIELD MOUNT, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0NY	£180,000	27/07/2022	Semi-detached
12 UPPER BATLEY LANE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0NQ	£197,995	14/04/2022	Semi-detached
55 INTAKE LANE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0BS	£195,000	18/02/2022	Semi-detached
4 MEADOW CLOSE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0PD	£238,000	28/01/2022	Semi-detached
3 BURNSIDE CLOSE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0NS	£165,000	28/01/2022	Semi-detached
16 BURNSIDE CLOSE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0NS	£175,000	26/01/2022	Semi-detached
68 HILLHEAD DRIVE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0PJ	£98,000	22/10/2021	Semi-detached

Street average: £353,750 (2 sales)

Area average: £212,075 (20 sales)

Capital growth trend

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

5y growth 21.1%

10y growth 76.5%

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: £1,271/mo (Apr 2025 – Mar 2026)

Location

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

Nearby

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

Type	Name	Distance
Bus stop	Windmill Lane Upper Batley Lane	0.0 miles
Shop	Birstall Tyre Cenre	0.4 miles
Shop	Newway	0.4 miles
Train station	Batley	1.8 miles
Train station	Dewsbury	2.7 miles
Hospital	Sir Karl Cohen Square	5.1 miles
University	Kirkstall Brewery Residences	6.1 miles
University	Leeds Law School	6.1 miles
Hospital	Eccleshill NHS Treatment Centre	7.0 miles

Street-level crime

Category	Count
Violence and sexual offences	78
Anti-social behaviour	38
Criminal damage and arson	26
Public order	15
Other theft	9
Vehicle crime	8
Burglary	7
Shoplifting	4
Other crime	3
Drugs	2
Possession of weapons	1
Theft from the person	1
Total incidents	192

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
Windmill CofE (VC) Primary School	Primary	0.1 miles	Good — 12 Jun 2017
Batley Girls' High School	Secondary	0.1 miles	Outstanding — 31 Oct 2013
Birstall Primary Academy	Primary	0.5 miles	Good — 19 Nov 2018
Batley Grammar School	Other	0.7 miles	— (Inspected (no overall grade))
Carlinghow Academy	Primary	0.7 miles	Good — 17 Jul 2022

Rental Comparables

Rental listings exist nearby, but none matched the 5-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.22%

Max investor price (0.8%) £96,875

Target investor price (1%) £77,500

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).