# 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 |
| Last sold | £275,000 Jun 2015 |

## 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)
- ![Photo](/listings/photos/42184148/1355339)
- ![Photo](/listings/photos/42184148/1355341)
- ![Photo](/listings/photos/42184148/1355342)
- ![Photo](/listings/photos/42184148/1355344)
- ![Photo](/listings/photos/42184148/1355345)
- ![Photo](/listings/photos/42184148/1355346)
- ![Photo](/listings/photos/42184148/1355347)
- ![Photo](/listings/photos/42184148/1355349)
- ![Photo](/listings/photos/42184148/1355353)
- ![Photo](/listings/photos/42184148/1355354)
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- ![Photo](/listings/photos/42184148/1355358)
- ![Photo](/listings/photos/42184148/1355360)
- ![Photo](/listings/photos/42184148/1355361)
- ![Photo](/listings/photos/42184148/1355362)
- ![Photo](/listings/photos/42184148/1355364)
- ![Photo](/listings/photos/42184148/1355366)
- ![Photo](/listings/photos/42184148/1355367)

## 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.*

## Capital growth trend

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

- **5y growth:** -36.3%
- **10y growth:** 4.2%

## 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)