Sold STC Detached

123 UPPER BATLEY LANE

BATLEY, WEST YORKSHIRE WF17 0NW

4 beds 4 baths 1,485 sq ft Listed 21 Jun 2013 (-4777d)

£280,000

Reduced on 3 Mar 2015

Save

# 4 bedroom detached house for sale (WF17 0NW)

## Property Details

| Key | Value |
|-----|-------|
| Address | 123 UPPER BATLEY LANE, BATLEY, WEST YORKSHIRE WF17 0NW |
| Price | £280,000 |
| Bedrooms | 4 |
| Bathrooms | 4 |
| Construction age | England and Wales: 1930-1949 |
| Floor area | 138 m² |
| Last sold | £275,000 Jun 2015 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 16/06/2023 — **EXPIRED** (no longer valid for marketing or letting)
- **Est. upgrade cost to C:** £16,140

### Recommendations
- W (£800 - £1,200)
- E (£140)
- I (£2,200 - £3,000)
- T2 (£900)
- U (£9,000 - £14,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8107-7926-0730-6943-7996)

## Description

Offered for sale is this exceptional detached property enjoying stunning open views to the rear and is situated in this sought after location. Conveniently placed for village amenities, schools, shopping and leisure outlets, and the motorway network which is ideal for commuting. The property benefits from uPVC DG, GCH and alarm system. The spacious accommodation briefly comprises: Entrance hall, cloaks/WC, lounge, dining room, conservatory, kitchen, utility room, rear porch, landing, balcony, four bedrooms, family bathroom, separate WC and shower room. Externally there are superb landscaped gardens which are ideal for outdoor entertaining, a driveway and an integral garage.

Property ref: 121_1333_2977034

## Property Photos

- ![Photo](/listings/photos/42184148/1355338)
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## Floorplans

- ![Floorplan 1](/listings/photos/42184148/1355368) - Floorplan 1

## EPC Graphs

- ![EER](/listings/photos/42184148/1355369) - EER
- ![EIR](/listings/photos/42184148/1355371) - EIR

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 123 UPPER BATLEY LANE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0NW | £275,000 | 01/06/2015 | 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 |
|---------|-------|------|------|
| [Same street] 119 UPPER BATLEY LANE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0NW | £452,500 | 21/06/2024 | Detached |
| 22 THE AVENUE, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 9PP | £335,000 | 30/10/2023 | Detached |
| [Same street] 117 UPPER BATLEY LANE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0NW | £320,000 | 06/01/2023 | Terraced |
| [Same street] 109 UPPER BATLEY LANE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0NW | £255,000 | 25/11/2022 | Semi-detached |
| 111 BROOKROYD LANE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0DG | £320,000 | 30/09/2022 | Detached |
| 3 BROWNHILL CLOSE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0QY | £185,000 | 08/04/2022 | Detached |
| 19 SCHOOL STREET, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 9EE | £219,000 | 30/07/2021 | Detached |

**Street average:** £342,500 (3 sales)
**Area average:** £264,750 (4 sales)

## Price vs local average

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

- **Local average:** £287,928 (23 Detached, WF17, 2024–2026)
- **Deviation:** -2.8%

## 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:** 0.28% (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:** £2,029/m²

## Capital growth trend

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

- **5y growth:** -36%
- **10y growth:** -0.1%

## House Price Index (HM Land Registry)

*Official index for Kirklees; Detached series; as of April 2026.*

- **1y growth (index):** 3.7%
- **5y growth (index):** 26.4%
- **10y growth (index):** 55%

## 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

Floor area

138 m²

EPC rating

Year built

England and Wales: 1930-1949

Last sold

£275,000 Jun 2015

Price per m²

£2,029/m²

Local average

£287,928 (-2.8%)

Deprivation

Decile 9 (28,858 of 33,755)

Street crime

177 incidents within 1 mile (May 2026)

Additional details

Parking: Yes, Communal
Garden: Yes

Description

Listed by

Birstall

Barkers Estate Agents

Reference: 42184148

EPC Rating & Upgrade Cost

This certificate expired on 16/06/2023. A new EPC may be required before the property can be marketed or let.

Current rating: D

Potential rating: C

Inspection date: 17/06/2013

Expiry date: 16/06/2023 (expired)

Est. upgrade cost to C: £16,140

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

Recommendations

Floor insulation (£800 - £1,200)
Low energy lighting for all fixed outlets (£140)
Replace boiler with new condensing boiler (£2,200 - £3,000)
Flue gas heat recovery in conjunction with boiler (£900)
Solar photovoltaic panels, 2.5 kWp (£9,000 - £14,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EER

EIR

Price history

Event	Date	Price	% change
Sold	01/06/2015 (11 years ago)	£275,000	—

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
Same street 119 UPPER BATLEY LANE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0NW	£452,500	21/06/2024	Detached
22 THE AVENUE, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 9PP	£335,000	30/10/2023	Detached
Same street 117 UPPER BATLEY LANE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0NW	£320,000	06/01/2023	Terraced
Same street 109 UPPER BATLEY LANE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0NW	£255,000	25/11/2022	Semi-detached
111 BROOKROYD LANE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0DG	£320,000	30/09/2022	Detached
3 BROWNHILL CLOSE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0QY	£185,000	08/04/2022	Detached
19 SCHOOL STREET, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 9EE	£219,000	30/07/2021	Detached

Street average: £342,500 (3 sales)

Area average: £264,750 (4 sales)

Capital growth trend

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

5y growth -36%

10y growth -0.1%

House Price Index (HM Land Registry — official index, not sold-price averages): Kirklees. Series: Detached. As of April 2026.

1y (index) 3.7%

5y (index) 26.4%

10y (index) 55%

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
Shop	Real Deal	0.0 miles
Shop	Mel's The Barber Shop	0.0 miles
Bus stop	B Birstall Market Place	0.0 miles
Bus stop	C Birstall Market Place	0.0 miles
Train station	Batley	2.1 miles
Train station	Dewsbury	3.0 miles
Hospital	Sir Karl Cohen Square	5.2 miles
University	Kirkstall Brewery Residences	6.1 miles
University	Leeds Law School	6.4 miles
Hospital	Eccleshill NHS Treatment Centre	6.7 miles

Street-level crime

Category	Count
Violence and sexual offences	73
Anti-social behaviour	36
Criminal damage and arson	21
Public order	15
Vehicle crime	8
Other theft	7
Burglary	6
Shoplifting	6
Other crime	3
Drugs	1
Theft from the person	1
Total incidents	177

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
Birstall Primary Academy	Primary	0.1 miles	Good — 19 Nov 2018
St Peter's Church of England Voluntary Aided Junior, Infant and Early Years School	Primary	0.3 miles	Good — 31 Jan 2024
St Patrick's Catholic Primary Academy	Primary	0.5 miles	Good — 14 Jan 2024
Batley Girls' High School	Secondary	0.6 miles	Outstanding — 31 Oct 2013
Windmill CofE (VC) Primary School	Primary	0.6 miles	Good — 12 Jun 2017

Rental Comparables

Rental listings exist nearby, but none matched the 4-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.28%

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).