# 2 bedroom semi-detached house for sale (WF12 7EY)

## Property Details

| Key | Value |
|-----|-------|
| Address | 33 RATHLIN ROAD, DEWSBURY, WEST YORKSHIRE WF12 7EY |
| Price | £180,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | B |
| Floor area | 71 m² |
| Last sold | £185,000 Jan 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 15/10/2027
- **Current heating cost:** £513/year
- **Est. upgrade cost to C:** £12,500

### Recommendations
- W1 (£800 - £1,200)
- 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/8293-7565-6429-2197-6033)

## Description

**SUMMARY**

Guide Price £180,000 - £190,000 READY TO TAKE THE PLUNGE AND BUY YOUR FIRST HOME OR DOWNSIZE INTO YOUR FINAL HOME? THIS IS THE ONE THAT CAN ACCOMMODATE BOTH… VIEW TODAY TO AVOID DISAPPOINTMENT!!

**DESCRIPTION**

Guide Price £180,000 - £190,000 Situated on the ever popular Rathlin Road is this well presented and proportioned two bedroom semi-detached property with a 14ft lounge, 15ft kitchen diner with integrated appliances and opens to the 9ft conservatory, two double bedrooms with built-in wardrobes, first floor modern shower room, first floor 6'3 x 4'7 storage area ( which could be, in our opinion, a study / home office area if needed), driveway to the front for one vehicle and, last but certainly not least, is the fabulous southerly facing rear garden with numerous areas to relax or entertain on and not forgetting the 11'9 x 11'3 log cabin which is currently being used as a bar but could be a home office, gym area etc as has its own power points and lighting . Being close to all local amenities, towns such as Dewsbury and Batley, local schooling and those wishing to commute or travel further afield such as Wakefield or Leeds can easily do so as the M1 / M62 motorway connections are also nearby. William H Brown in Dewsbury recommend that you view without delay to avoid disappointment as interest will be very high! You have been warned!

**Entrance Lobby** 

Part double glazed composite door to front, double glazed window to front and stairs to first floor landing.

**Lounge ** 14' 2" x 12' 9" MAX ( 4.32m x 3.89m MAX )

Double glazed lead effect window to front, gas central heating radiator, telephone and TV point. Dado rail, coving to ceiling and wall lights. Wall mounted electric fire with marble surround, inlay and hearth.

**Kitchen Diner** 15' 7" x 7' 6" ( 4.75m x 2.29m )

Fitted kitchen with a range of wall and base units, complementary work surfaces and Upvc splashbacks. Stainless steel sink drainer with mixer tap. Gas hob, electric oven and wall mounted cooker hood. Coving to ceiling, integrated fridge and freezer. Understairs storage cupboard housing the boiler. Double glazed window to rear and archway to conservatory.

**Conservatory ** 9' 6" x 7' 1" ( 2.90m x 2.16m )

Of part Upvc construction, double glazed windows to rear and sides. Patio door to garden and wall lights.

**First Floor Landing ** 

Double glazed window to side, access to loft space and door to accommodation.

**Bedroom One ** 11'  x 9' 5" ( 3.35m x 2.87m )

Double glazed window to front, fitted wardrobes with overhead storage to one wall. Gas central heating radiator, laminate flooring and coving to ceiling.

**Bedroom Two ** 9' 7" x 9' 2" ( 2.92m x 2.79m )

Double glazed window to rear, gas central heating radiator and fitted wardrobes with overhead storage to one wall.

**Storage Area** 6' 3" x 4' 7" ( 1.91m x 1.40m )

Double glazed lead effect window to front and built in storage cupboard.

**Shower Room ** 

Double glazed lead effect window to rear, corner shower cubicle with wall mounted shower. Vanity wash hand basin with mixer tap and storage below. WC, chrome ladder style radiator and extractor fan. Spotlights to ceiling, laminate flooring and tiled walls where visible.

**Exterior** 

To the front of the property there is a tarmac driveway for one car. The front garden has been stocked with plant and shrubs. The enclosed southerly facing rear garden has various decked areas perfect to relax or entertain on, the rest of the garden has been lawned stocked with established plant and shrubs. To the rear of the property there is an insulated log cabin 11'9 x 11'3 benefits from power and light, double glazed window to side and double glazed French doors to garden. Further storage area with spotlights to ceiling.

1. MONEY LAUNDERING REGULATIONS: Intending purchasers will be asked to produce identification documentation at a later stage and we would ask for your co-operation in order that there will be no delay in agreeing the sale.

2. General: While we endeavour to make our sales particulars fair, accurate and reliable, they are only a general guide to the property and, accordingly, if there is any point which is of particular importance to you, please contact the office and we will be pleased to check the position for you, especially if you are contemplating travelling some distance to view the property.

3. The measurements indicated are supplied for guidance only and as such must be considered incorrect.

4. Services: Please note we have not tested the services or any of the equipment or appliances in this property, accordingly we strongly advise prospective buyers to commission their own survey or service reports before finalising their offer to purchase.

5. THESE PARTICULARS ARE ISSUED IN GOOD FAITH BUT DO NOT CONSTITUTE REPRESENTATIONS OF FACT OR FORM PART OF ANY OFFER OR CONTRACT. THE MATTERS REFERRED TO IN THESE PARTICULARS SHOULD BE INDEPENDENTLY VERIFIED BY PROSPECTIVE BUYERS OR TENANTS. NEITHER SEQUENCE (UK) LIMITED NOR ANY OF ITS EMPLOYEES OR AGENTS HAS ANY AUTHORITY TO MAKE OR GIVE ANY REPRESENTATION OR WARRANTY WHATEVER IN RELATION TO THIS PROPERTY.

## Property Photos

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## Floorplans

- ![Floorplan 1](/listings/photos/151295912/621452) - Floorplan 1

## EPC Graphs

- ![EPC](/listings/photos/151295912/621453) - EPC

## FENSA Certificates

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

### FENSA Certificate #5810445
- **Address:** 33 Rathlin Road, DEWSBURY, WF12 7EY
- **Certificate Issued:** 14/07/2008
- **Work Completed:** 27/03/2008
- **Items:** 1 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 33 RATHLIN ROAD, DEWSBURY, KIRKLEES, WEST YORKSHIRE, WF12 7EY | £185,000 | 07/01/2025 | Semi-detached |

## 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 LANGDALE ROAD, DEWSBURY, KIRKLEES, WEST YORKSHIRE, WF12 7EQ | £184,000 | 27/11/2025 | Semi-detached |
| 51 CROFTLANDS, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6DE | £195,000 | 17/11/2025 | Semi-detached |
| 29 CONISTON ROAD, DEWSBURY, KIRKLEES, WEST YORKSHIRE, WF12 7EB | £200,000 | 30/05/2025 | Semi-detached |
| [Same street] 35 RATHLIN ROAD, DEWSBURY, KIRKLEES, WEST YORKSHIRE, WF12 7EY | £103,000 | 08/02/2023 | Semi-detached |
| [Same street] 17 RATHLIN ROAD, DEWSBURY, KIRKLEES, WEST YORKSHIRE, WF12 7EY | £170,000 | 20/01/2023 | Semi-detached |
| 27 CROFTLANDS, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6DH | £185,000 | 12/12/2022 | Semi-detached |
| 11 GUERNSEY ROAD, DEWSBURY, KIRKLEES, WEST YORKSHIRE, WF12 7EH | £165,000 | 07/12/2022 | Semi-detached |
| 543 LEEDS ROAD, DEWSBURY, KIRKLEES, WEST YORKSHIRE, WF12 7HQ | £195,000 | 04/11/2022 | Semi-detached |
| [Same street] 3 RATHLIN ROAD, DEWSBURY, KIRKLEES, WEST YORKSHIRE, WF12 7EY | £175,000 | 28/10/2022 | Other |
| [Same street] 3 RATHLIN ROAD, DEWSBURY, KIRKLEES, WEST YORKSHIRE, WF12 7EY | £175,000 | 28/10/2022 | Other |
| 62 CONISTON ROAD, DEWSBURY, KIRKLEES, WEST YORKSHIRE, WF12 7EB | £270,000 | 21/10/2022 | Semi-detached |
| 429 LEEDS ROAD, DEWSBURY, KIRKLEES, WEST YORKSHIRE, WF12 7HL | £170,000 | 17/10/2022 | Semi-detached |
| 25 LANGDALE ROAD, DEWSBURY, KIRKLEES, WEST YORKSHIRE, WF12 7EQ | £260,000 | 07/10/2022 | Semi-detached |
| 531 LEEDS ROAD, DEWSBURY, KIRKLEES, WEST YORKSHIRE, WF12 7HQ | £185,000 | 30/09/2022 | Semi-detached |
| 604 LEEDS ROAD, DEWSBURY, KIRKLEES, WEST YORKSHIRE, WF12 7QG | £190,000 | 25/08/2022 | Semi-detached |
| 14 KENNEDY CLOSE, DEWSBURY, KIRKLEES, WEST YORKSHIRE, WF12 7EL | £190,000 | 15/07/2022 | Semi-detached |
| 3 CROFTLANDS, DEWSBURY, KIRKLEES, WEST YORKSHIRE, WF12 7EP | £249,500 | 10/06/2022 | Semi-detached |
| 535 LEEDS ROAD, DEWSBURY, KIRKLEES, WEST YORKSHIRE, WF12 7HQ | £206,000 | 27/05/2022 | Semi-detached |
| 31 CROFTLANDS, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6DH | £227,600 | 31/03/2022 | Semi-detached |
| 415 LEEDS ROAD, DEWSBURY, KIRKLEES, WEST YORKSHIRE, WF12 7HL | £195,000 | 17/02/2022 | Semi-detached |
| 21 TRENTON ROAD, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6DQ | £185,000 | 05/08/2021 | Semi-detached |

**Street average:** £155,750 (4 sales)
**Area average:** £203,065 (17 sales)

## Price vs local average

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

- **Local average:** £191,299 (38 Semi-detached, WF12, 2024–2026)
- **Deviation:** -5.9%

## Rental Range

*ONS Price Index of Private Rents (Kirklees). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £690/mo
- **Realistic:** £767/mo
- **Optimistic:** £844/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Kirklees (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £524/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 |
|------|------|------|------|------|
| 2 Bed Terraced House, Leeds Road, WF12 | £625/mo | 2 | 0.22 miles | OpenRent |
| 2 Bed Flat, Station Road, WF17 | £650/mo | 2 | 0.89 miles | OpenRent |
| 2 Bed Flat, Station Road, WF17 | £650/mo | 2 | 0.89 miles | OpenRent |
| 2 Bed Flat, Station Road, WF17 | £650/mo | 2 | 0.89 miles | OpenRent |
| 2 Bed Terraced House, High Street, WF5 | £795/mo | 2 | 1.04 miles | OpenRent |
| 2 Bed Flat, Hyrstlands Road, WF17 | £750/mo | 2 | 1.13 miles | OpenRent |

**Average rent: £687/mo (6 listings)**

## 1% Rule

- **Rent ratio:** 0.36% (weak for cashflow)
- **Max investor price (0.8%):** £81,250
- **Target investor price (1%):** £65,000

*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 £650/mo).*

- **Gross yield:** 4.3%
- **Cost-to-rent:** 23.1×
- **Monthly cashflow:** £-149/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -3.4%

*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:** £2,535/m²

## Capital growth trend

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

- **5y growth:** 12.5%
- **10y growth:** 56.1%

## House Price Index (HM Land Registry)

*Official index for Kirklees; Semi-detached series; as of March 2026.*

- **1y growth (index):** 2.7%
- **5y growth (index):** 26.9%
- **10y growth (index):** 59.4%

## 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)