# 3 bedroom house for sale (WF17 7SW)

## Property Details

| Key | Value |
|-----|-------|
| Address | 34 WOODHALL DRIVE, BATLEY, WEST YORKSHIRE WF17 7SW |
| Price | £182,500 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Council tax | B |
| Last sold | £170,000 Apr 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 15/05/2035
- **Current heating cost:** £975/year
- **Est. upgrade cost to C:** £12,075

### Recommendations
- A2 (£850 - £1,500)
- W1 (£800 - £1,200)
- G (£350 - £450)
- 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/3735-4425-7500-0306-0292)

## Description

Located in a popular area is this three-bedroom semi-detached house which offers an  excellent opportunity for families seeking a comfortable and spacious home. The property has a layout which features ground floor bedrooms, while the first floor accommodates the main living areas.

The house is located on a good-sized plot with space to extend (subject to necessary consents) and has both gardens and ample off road parking opportunities.

With no onward chain, and conveniently positioned close to local amenities and schooling, this property will make an ideal home and an early viewing is recommended.

**Ground Floor** - 

**Entrance Vestibule** - Accessed via an exterior door and having stairs to the first floor accommodation.

**Bedroom 2** - 3.56m x 3.38m (11'8" x 11'1") - A double room with a uPVC window to the front with far reaching views and a central heating radiator.

**Bedroom 3** - 3.43m x 2.64m (11'3" x 8'8") - Having built in wardrobes with overhead cupboards, a central heating radiator and a uPVC window to the front.

**First Floor** - 

**Landing** - With access to the loft area and a built in store cupboard.

**Lounge** - 7.06m x 3.56m (23'2" x 11'8") - This most spacious lounge has a uPVC front window with views, along with a central heating radiator.

**Kitchen** - 5.05m x 3.45m (16'7" x 11'4") - This modern kitchen is fitted with a good range of wall and base units with worksurfaces, splashbacks and inset sink unit with mixer tap and drainer. Integrated within the kitchen is a four ring hob with extractor hood over, and in built under oven. A uPVC window overlooks the rear garden and a doorway leads to the conservatory.

**Conservatory** - 3.28m x 2.77m (10'9" x 9'1") - Having a central heating radiator and a door out to the rear garden.

**Bedroom** - 3.86m x 2.79m (12'8" x 9'2") - Having views to the front via a uPVC window, a central heating radiator and built in wardrobes and cupboards.

**Bathroom** - Furnished with a 3 piece suite comprising of panelled bath with shower over, wash basin and WC. There is tiling to the walls, a uPVC window and a ladder style radiator.

**Outside** - To the front of the property is a good sized block paved area, providing ample off road parking facilities and continuing to the side. An external door leads into a useful basement storage space underneath the house. The rear garden is tiered and  has a paved patio area with steps to a lawned section.

**Boundaries & Ownerships:** - 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.

**Tenure:** - Freehold

**Council Tax Band:** - B

**Mortgages:** - Bramleys have partnered up with a small selection of independent mortgage brokers who can search the full range of mortgage deals available and provide whole of the market advice, ensuring the best deal for you. YOUR HOME IS AT RISK IF YOU DO NOT KEEP UP REPAYMENTS ON A MORTGAGE OR OTHER LOAN SECURED ON IT.

**Online Conveyancing Services:** - Available through Bramleys in conjunction with leading local firms of solicitors. No sale no legal fee guarantee (except for the cost of searches on a purchase) and so much more efficient. Ask a member of staff for details.

## Property Photos

- ![IMG_5310.jpg](/listings/photos/168963539/1404843) - IMG_5310.jpg
- ![IMG_5304.jpg](/listings/photos/168963539/1404844) - IMG_5304.jpg
- ![IMG_5307.jpg](/listings/photos/168963539/1404845) - IMG_5307.jpg
- ![IMG_5301.jpg](/listings/photos/168963539/1404846) - IMG_5301.jpg
- ![IMG_5302.jpg](/listings/photos/168963539/1404847) - IMG_5302.jpg
- ![IMG_5303.jpg](/listings/photos/168963539/1404848) - IMG_5303.jpg
- ![IMG_5297.jpg](/listings/photos/168963539/1404849) - IMG_5297.jpg
- ![IMG_5296.jpg](/listings/photos/168963539/1404850) - IMG_5296.jpg
- ![IMG_5298.jpg](/listings/photos/168963539/1404851) - IMG_5298.jpg
- ![IMG_5292.jpg](/listings/photos/168963539/1404852) - IMG_5292.jpg
- ![IMG_5300.jpg](/listings/photos/168963539/1404853) - IMG_5300.jpg
- ![IMG_5308.jpg](/listings/photos/168963539/1404854) - IMG_5308.jpg
- ![IMG_5309.jpg](/listings/photos/168963539/1404855) - IMG_5309.jpg
- ![IMG_5299.jpg](/listings/photos/168963539/1404856) - IMG_5299.jpg

## Floorplans

- ![Floor Plan.JPG](/listings/photos/168963539/1404857) - Floor Plan.JPG

## EPC Graphs

- ![EE Rating](/listings/photos/168963539/1404858) - EE Rating

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 34 WOODHALL DRIVE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 7SW | £170,000 | 17/04/2026 | Semi-detached |
| 34 WOODHALL DRIVE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 7SW | £40,250 | 28/01/2000 | Semi-detached |
| 34 WOODHALL DRIVE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 7SW | £46,000 | 26/03/1999 | 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 |
|---------|-------|------|------|
| [Same street] 64 WOODHALL DRIVE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 7SW | £190,000 | 27/09/2024 | Detached |
| [Same street] 33 WOODHALL DRIVE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 7SW | £198,000 | 12/05/2023 | Detached |
| [Same street] 44 WOODHALL DRIVE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 7SW | £177,000 | 02/12/2022 | Other |
| [Same street] 12 WOODHALL DRIVE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 7SW | £170,000 | 19/08/2022 | Semi-detached |
| [Same street] 48 WOODHALL DRIVE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 7SW | £147,000 | 04/08/2022 | Detached |
| [Same street] 33 WOODHALL DRIVE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 7SW | £185,000 | 11/07/2022 | Detached |

**Street average:** £177,833 (6 sales)

## Price vs local average

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

- **Local average:** £1,411,624 (8 Other, WF17, 2024–2026)
- **Deviation:** -87.1%

## Rental Range

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

- **Low:** £702/mo
- **Realistic:** £780/mo
- **Optimistic:** £858/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £873/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 |
|------|------|------|------|------|
| 3 Bed End Terrace, Victor Street, WF17 | £1,100/mo | 3 | 0.91 miles | OpenRent |

**Average rent: £1,100/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.6% (weak for cashflow)
- **Max investor price (0.8%):** £137,500
- **Target investor price (1%):** £110,000

*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 £1,100/mo).*

- **Gross yield:** 7.2%
- **Cost-to-rent:** 13.8×
- **Monthly cashflow:** £246/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 5.6%

*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:** £2,226/m²

## Capital growth trend

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

- **5y growth:** -37.9%

## House Price Index (HM Land Registry)

*Official index for Kirklees; All dwelling types series; as of April 2026.*

- **1y growth (index):** 4%
- **5y growth (index):** 26.7%
- **10y growth (index):** 56.5%

## 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)