# 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 | | Last sold | £320,000 Jan 2023 | ## 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 - ![Photo](/listings/photos/159967115/1355279) - ![Photo](/listings/photos/159967115/1355280) - ![Photo](/listings/photos/159967115/1355281) - ![Photo](/listings/photos/159967115/1355282) - ![Photo](/listings/photos/159967115/1355283) - ![Photo](/listings/photos/159967115/1355284) - ![Photo](/listings/photos/159967115/1355285) - ![Photo](/listings/photos/159967115/1355286) - ![Photo](/listings/photos/159967115/1355287) - ![Photo](/listings/photos/159967115/1355288) - ![Photo](/listings/photos/159967115/1355289) - ![Photo](/listings/photos/159967115/1355290) - ![Photo](/listings/photos/159967115/1355291) - ![Photo](/listings/photos/159967115/1355292) - ![Photo](/listings/photos/159967115/1355293) - ![Photo](/listings/photos/159967115/1355294) - ![Photo](/listings/photos/159967115/1355295) - ![Photo](/listings/photos/159967115/1355296) - ![Photo](/listings/photos/159967115/1355297) - ![Photo](/listings/photos/159967115/1355298) - ![Photo](/listings/photos/159967115/1355299) - ![Photo](/listings/photos/159967115/1355300) - ![Photo](/listings/photos/159967115/1355301) - ![Photo](/listings/photos/159967115/1355302) - ![Photo](/listings/photos/159967115/1355303) - ![Photo](/listings/photos/159967115/1355304) - ![Photo](/listings/photos/159967115/1355305) - ![Photo](/listings/photos/159967115/1355306) - ![Photo](/listings/photos/159967115/1355307) - ![Photo](/listings/photos/159967115/1355308) - ![Photo](/listings/photos/159967115/1355309) - ![Photo](/listings/photos/159967115/1355310) - ![Photo](/listings/photos/159967115/1355311) ## 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:** £216,590 (54 Semi-detached, WF17, 2024–2026) - **Deviation:** +61.6% ## 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.* ## 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)