# 3 bedroom property for sale (WF17 0EE) ## Property Details | Key | Value | |-----|-------| | Address | 3 SYCAMORE WAY, BATLEY, BIRSTALL, WEST YORKSHIRE WF17 0EE | | Price | £165,000 | | Bedrooms | 3 | | Last sold | £160,000 Jul 2017 | ## Description Modernised and improved to the highest standard is this immaculately maintained three bedroom semi detached property which is available for occupation with the absolute minimum of expense. Benefitting from UPVC double glazing, gas central heating system, burglar alarm system and detached garage the property demands an internal inspection to appreciate the accommodation on offer. Situated in this popular residential location within easy access of local amenities, the property briefly comprises entrance hall with guest cloak / WC, kitchen with dining area, lounge, three bedrooms, family bathroom, attractive well maintained gardens to front and rear. ACCOMMODATION ENTRANCE HALL 9’2 X 5’6 With useful under stairs storage area, composite door, laminate floor. GUEST CLOAK / WC 5’4 X 2’11 Low flush WC, wash hand basin. KITCHEN 10’10 X 7’6 With UPVC double glazed window to side, UPVC door to rear, oak fronted base and wall units, complementary tiled splashback and work surfaces, plumbed for automatic washing machine. DINING AREA 10’10 X 8’1 Laminate flooring, UPVC double glazed window to rear, central heating radiator. LOUNGE 15’11 X 10’10 Laminate floor, modern fire surround with gas fire, coving to ceiling. Stairs to first floor LANDING The landing provides access to the part boarded loft space, useful linen cupboard. BEDROOM ONE 16’0 X 11’0 Two UPVC double glazed windows. BEDROOM TWO 10’10 X 6’7 BEDROOM THREE 11’0 X 9’0 BATHROOM 6’7 X 6’6 Modern fully tiled walls and floor, three piece suite in white comprising bath with shower over, low flush WC, pedestal wash hand basin. OUTSIDE The property has a neat lawned garden to front with gravelled borders and a selection of mature plants, there is a block paved drive to side which provides ample off road parking and in turn leads to the detached garage which has up and over door, power and light. The rear of the property has an attractive private garden laid mainly to lawn with a selection of plants and shrubs, paved seating / patio area. The property is further enhanced by UPVC fascias and soffits. DIRECTIONS From Birstall office proceed to the Nelson Street traffic lights, continue ahead in to Leeds Road and proceed until you reach Moat Hill, turn left in to Moat Hill and continue, take the second left which is Sycamore Way, continue along Sycamore Way where the property will be found at the head of the cul-de-sac. Viewing by appointment with the Birstall office ## Property Photos - ![Photo](/listings/photos/65541002/1262164) - ![Photo](/listings/photos/65541002/1262165) - ![Photo](/listings/photos/65541002/1262166) - ![Photo](/listings/photos/65541002/1262167) - ![Photo](/listings/photos/65541002/1262168) - ![Photo](/listings/photos/65541002/1262170) - ![Photo](/listings/photos/65541002/1262172) - ![Photo](/listings/photos/65541002/1262176) - ![Photo](/listings/photos/65541002/1262180) - ![Photo](/listings/photos/65541002/1262184) - ![Photo](/listings/photos/65541002/1262189) ## Floorplans - ![Floorplan 1](/listings/photos/65541002/1262192) - Floorplan 1 - ![Floorplan 2](/listings/photos/65541002/1262196) - Floorplan 2 ## EPC Graphs - ![EPC 1](/listings/photos/65541002/1262201) - EPC 1 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 3 SYCAMORE WAY, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0EE | £160,000 | 13/07/2017 | Semi-detached | | 3 SYCAMORE WAY, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0EE | £64,000 | 06/07/2001 | Semi-detached | | 3 SYCAMORE WAY, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0EE | £56,000 | 21/11/1997 | 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] 56 SYCAMORE WAY, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0EE | £240,000 | 14/02/2025 | Detached | | [Same street] 6 SYCAMORE WAY, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0EE | £220,000 | 10/02/2025 | Semi-detached | | [Same street] 53 SYCAMORE WAY, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0EE | £257,500 | 13/06/2024 | Detached | | [Same street] 60 SYCAMORE WAY, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0EE | £344,000 | 07/12/2023 | Detached | | 24 VICTORIA COURT, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 9DZ | £2,000 | 24/02/2023 | Other | | [Same street] 54 SYCAMORE WAY, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0EE | £292,500 | 05/01/2023 | Detached | | [Same street] 39 SYCAMORE WAY, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0EE | £250,000 | 09/12/2022 | Detached | | [Same street] 32 SYCAMORE WAY, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0EE | £200,000 | 25/03/2022 | Semi-detached | **Street average:** £257,714 (7 sales) **Area average:** £2,000 (1 sale) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £1,411,624 (8 Other, WF17, 2024–2026) - **Deviation:** -88.3% ## 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):** £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 Semi-Detached House, Walton Drive, BD11 | £1,300/mo | 3 | 1.12 miles | OpenRent | **Average rent: £1,300/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.79% (weak for cashflow) - **Max investor price (0.8%):** £162,500 - **Target investor price (1%):** £130,000 *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 £1,300/mo).* - **Gross yield:** 9.5% - **Cost-to-rent:** 10.6× - **Monthly cashflow:** £495/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 12.4% *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).* ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 122.8% - **10y growth:** 32.9% ## 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)