# 2 bedroom terraced house for sale (WF17 6NS) ## Property Details | Key | Value | |-----|-------| | Address | 9 OAKS ROAD, BATLEY, SOOTHILL, WEST YORKSHIRE WF17 6NS | | Price | £125,000 | | Bedrooms | 2 | | Bathrooms | 1 | | Council tax | A | | Last sold | £119,000 Sep 2025 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** B - **Expiry date:** 05/09/2034 - **Est. upgrade cost to C:** £18,500 ### Recommendations - Q (£4,000 - £14,000) - N (£4,000 - £6,000) - U (£3,500 - £5,500) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8608-6354-7002-0101-8606) ## Description Introducing this charming 2 bedroom terraced house, an ideal opportunity for first-time buyers seeking a cosy and inviting home to call their own! This property presents a unique chance to step onto the property ladder with vacant possession attached, making the buying process seamless and stress-free. Boasting a sun-drenched garden, the new owner can bask in the warmth of the sun in the utmost privacy and tranquillity. Situated as a rear back-to-back property, this home offers a peaceful retreat in a quiet location, ensuring a serene living experience away from the hustle and bustle. With great commuter links nearby, accessing various amenities and neighbouring towns is a breeze, enhancing convenience and accessibility for residents. Meticulously maintained and thoughtfully designed, this property is ready to move into, promising a comfortable and stylish living environment for its new owners. Step outside and experience the beauty of the outdoor space, perfectly complementing the charm of the property. The well-maintained garden exudes a sense of tranquillity, creating a serene ambience that residents can enjoy year-round. With ample space for outdoor furnishings, gardening, and leisure activities, this property's outdoor area is a true gem that enhances the overall appeal and lifestyle opportunities for its occupants. Don't miss this rare opportunity to own a home with a delightful outdoor space that perfectly complements the inviting interiors of this charming terraced house. BOUNDARIES & OWNERSHIP The boundaries and ownerships have not been checked on the title deeds for any discrepancies or rights of way. All prospective purchasers should make their own enquiries before proceeding to exchange of contracts. ANTI MONEY LAUNDERING (AML) CHECKS We are required by law to conduct anti-money laundering checks on all those selling or buying a property. Whilst we retain responsibility for ensuring checks and any ongoing monitoring are carried out correctly, the initial checks are carried out on our behalf by Lifetime Legal who will contact you once you have agreed to instruct us in your sale or had an offer accepted on a property you wish to buy. The cost of these checks is £75 (incl. VAT), which covers the cost of obtaining relevant data and any manual checks and monitoring which might be required. This fee will need to be paid by you in advance of us publishing your property (in the case of a vendor) or issuing a memorandum of sale (in the case of a buyer), directly to Lifetime Legal, and is non-refundable. We will receive some of the fee taken by Lifetime Legal to compensate for its role in the provision of these checks. EPC Rating: D ## Property Photos - ![Photo](/listings/photos/161471873/725763) - ![Photo](/listings/photos/161471873/725764) - ![Photo](/listings/photos/161471873/725765) - ![Photo](/listings/photos/161471873/725766) - ![Photo](/listings/photos/161471873/725767) - ![Photo](/listings/photos/161471873/725768) - ![Photo](/listings/photos/161471873/725769) - ![Photo](/listings/photos/161471873/725770) - ![Photo](/listings/photos/161471873/725771) - ![Photo](/listings/photos/161471873/725772) - ![Photo](/listings/photos/161471873/725773) - ![Photo](/listings/photos/161471873/725774) - ![Photo](/listings/photos/161471873/725775) - ![Photo](/listings/photos/161471873/725776) ## Floorplans - ![All](/listings/photos/161471873/725777) - All ## EPC Graphs - ![EPC 1](/listings/photos/161471873/725778) - EPC 1 ## FENSA Certificates This property has 1 FENSA certificate(s) on record. ### FENSA Certificate #1226670 - **Address:** 9 Oaks Road, BATLEY, WF17 6NS - **Certificate Issued:** 17/11/2003 - **Work Completed:** 30/01/2003 - **Items:** 6 window(s), 1 door(s) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 9 OAKS ROAD, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6NS | £119,000 | 19/09/2025 | Terraced | | 9 OAKS ROAD, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6NS | £83,000 | 28/11/2018 | 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 | |---------|-------|------|------| | [Same street] 25 OAKS ROAD, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6NS | £131,350 | 28/01/2026 | Detached | | 84 GRANGE ROAD, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6LN | £180,000 | 11/12/2025 | Terraced | | 98 SOOTHILL LANE, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6NB | £156,000 | 28/11/2025 | 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 | | 3 CLUTTON STREET, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6NP | £100,000 | 28/02/2025 | Terraced | | [Same street] 11A OAKS ROAD, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6NS | £57,000 | 20/06/2024 | Terraced | | 76 GRANGE ROAD, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6LN | £98,000 | 24/11/2023 | Terraced | | 46 GRANGE ROAD, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6LN | £115,000 | 03/11/2023 | Terraced | | 38 BROOMSDALE ROAD, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6NL | £70,000 | 15/08/2023 | Terraced | | 96 SOOTHILL LANE, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6NB | £77,500 | 28/07/2023 | Terraced | | 24 GRANGE ROAD, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6LN | £99,000 | 20/06/2023 | Terraced | | 23 CLUTTON STREET, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6NP | £166,000 | 15/06/2023 | Terraced | | 82 SOOTHILL LANE, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6NB | £95,000 | 27/04/2023 | Terraced | | 25 GREEN CLOSE, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6NG | £145,000 | 20/01/2023 | Terraced | | 28 GRACE LEATHER LANE, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6ND | £50,000 | 21/12/2022 | Terraced | | 148 GRANGE ROAD, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6LW | £138,000 | 20/12/2022 | Terraced | | 46 GRANGE ROAD, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6LN | £76,800 | 13/12/2022 | Terraced | | 54 SOOTHILL LANE, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6NQ | £62,000 | 08/12/2022 | Terraced | | 7 OAKWOOD MEWS, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6NN | £173,000 | 21/10/2022 | Terraced | | 23 FRANCE STREET, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6NU | £61,000 | 17/10/2022 | Terraced | | [Same street] 2 OAKS ROAD, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6NS | £135,000 | 10/10/2022 | Terraced | | 50 SOOTHILL LANE, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6NQ | £100,000 | 30/06/2022 | Terraced | | 23 FRANCE STREET, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6NU | £47,500 | 23/06/2022 | Terraced | | 80 WILLOW TERRACE, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6LQ | £101,000 | 31/05/2022 | Terraced | **Street average:** £133,270 (5 sales) **Area average:** £105,540 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £142,847 (49 Terraced, WF17, 2024–2026) - **Deviation:** -12.5% ## 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):** £734/mo ## 1% Rule - **Rent ratio:** 0.62% (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:** £2,404/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 75% - **10y growth:** 65.6% ## House Price Index (HM Land Registry) *Official index for Kirklees; Terraced series; as of March 2026.* - **1y growth (index):** 1.8% - **5y growth (index):** 25.3% - **10y growth (index):** 57.9% ## 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)