Sold Semi-detached

21 SYCAMORE WAY

BATLEY, BIRSTALL, WEST YORKSHIRE WF17 0EE

3 beds 1 baths 80 m² Listed 28 Jun 2023 (-1118d)

£245,000

Save

# 3 bedroom semi-detached house for sale (WF17 0EE)

## Property Details

| Key | Value |
|-----|-------|
| Address | 21 SYCAMORE WAY, BATLEY, BIRSTALL, WEST YORKSHIRE WF17 0EE |
| Price | £245,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Last sold | £140,000 Dec 2016 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 07/09/2024 — **EXPIRED** (no longer valid for marketing or letting)
- **Est. upgrade cost to C:** £20,520

### Recommendations
- W (£800 - £1,200)
- E (£20)
- G (£350 - £450)
- I (£2,200 - £3,000)
- N (£4,000 - £6,000)
- U (£9,000 - £14,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8200-7284-6329-0206-9143)

## Description

OUTSTANDING 3 BEDROOM SEMI DETACHED FAMILY HOME! BEAUTIFULLY FINISHED FROM TOP TO BOTTOM AND BOASTS A NEWLY LAID RESIN DRIVE, 2 RECEPTION ROOMS AND GREAT COMMUTER LINKS! ARRANGE YOUR VIEWING TODAY!

LOCATED IN BIRSTALL, THIS HOME COULD NOT BE BETTER PLACED FOR THE COMMUTER. WITHIN A COUPLE OF MINUTES DRIVE YOU FIND THE M62 AND M621 MOTORWAY LINKS TO TAKE YOU TO YOUR DESTINATION IN NO TIME AT ALL. ALSO CLOSE BY ARE A WEALTH OF LOCAL AMENITIES SUCH AS SCHOOLS AND SUPERMARKETS!

INTERNALLY THIS HOME PACKS A HUGE PUNCH! THE GROUND FLOOR CONSISTS OF A BEAUTIFULLY DECORATED LOUNGE THAT IS FLOODED WITH AN ABUNDANCE OF NATURAL LIGHT FROM THE LARGE WINDOW! THE NEWLY FITTED KITCHEN IS OF A FANTASTIC STANDARD BOASTING INTEGRATED APPLIANCES AND SUFFICIENT SPACE FOR DINING! AN ADDITIONAL CONSERVATORY GIVES ADDED LIVING SPACE AND IS IDEAL FOR FAMILY HOSTING! A DOWNSTAIRS WC CONCLUDES THE GROUND FLOOR!

MOVING UPSTAIRS THE STYLISH THEME CONTINUES WITH 3 WELL-PROPORTIONED BEDROOMS, 2 OF WHICH ARE DOUBLE AND ALL TO A TERRIFIC FINISH THAT REQUIRES LITTLE TO NO WORK AND IS READY TO MOVE INTO! SOMETHING THAT WILL GREATLY APPEAL TO THE FIRST-TIME BUYER! THE MODERN BATHROOM COMPRISES OF LOW-LEVEL FLUSH WC, HAND BASIN, AND OVER BATH SHOWER THAT ADDS THE FINISHING TOUCHES TO AN ALREADY STUNNING HOME!

EXTERNALLY THIS HOME REALLY DOES COME INTO A LEAGUE OF ITS OWN. TO THE FRONT IS A NEWLY BUILT WALL THAT ADDS ADDITIONAL SECURITY AND A LONG RESIN DRIVE FOR OFF STREET PARKING. A DETACHED GARAGE ADDS MORE SPACE FOR PARKING OR STORAGE. GARDENS TO THE FRONT AND REAR ALLOW A SECURE PLACE FOR CHILDREN TO PLAY SAFELY!

EARLY VIEWING IS HIGHLY RECOMMENDED TO FULLY APPRECIATE THIS WONDERFUL HOME!

Tenure: Freehold

## Property Photos

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## Floorplans

- ![Floorplan 1](/listings/photos/136689971/1262308) - Floorplan 1

## EPC Graphs

- ![EPC](/listings/photos/136689971/1262313) - EPC

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 21 SYCAMORE WAY, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0EE | £140,000 | 09/12/2016 | Semi-detached |
| 21 SYCAMORE WAY, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0EE | £127,500 | 13/11/2009 | 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 |
|---------|-------|------|------|
| 47 BROWNHILL ROAD, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0DQ | £207,000 | 17/12/2025 | Semi-detached |
| 15 NORTH TERRACE, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 9EU | £267,500 | 13/11/2025 | Semi-detached |
| 10 ROCKHILL CLOSE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0DH | £165,000 | 14/04/2025 | Semi-detached |
| [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 |
| 37 MOAT HILL, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0DX | £238,000 | 07/12/2023 | Semi-detached |
| 22 ASHFIELD ROAD, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0EB | £315,000 | 01/12/2023 | Semi-detached |
| 10 WESTERN AVENUE, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0PF | £144,000 | 28/07/2023 | Semi-detached |
| [Same street] 54 SYCAMORE WAY, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0EE | £292,500 | 05/01/2023 | Detached |
| 1 WESTERN AVENUE, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0PF | £217,500 | 12/12/2022 | Semi-detached |
| [Same street] 39 SYCAMORE WAY, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0EE | £250,000 | 09/12/2022 | Detached |
| 53 BROWNHILL ROAD, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0DQ | £245,000 | 30/11/2022 | Semi-detached |
| 8 BIRCHWOOD AVENUE, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0RD | £230,000 | 11/11/2022 | Semi-detached |
| 5 ELM WAY, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0EQ | £232,500 | 11/11/2022 | Semi-detached |
| 55 BROWNHILL ROAD, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0DQ | £250,000 | 01/11/2022 | Semi-detached |
| 2 LEEDS ROAD, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0EW | £127,500 | 12/08/2022 | Semi-detached |
| [Same street] 32 SYCAMORE WAY, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0EE | £200,000 | 25/03/2022 | Semi-detached |
| 68 HILLHEAD DRIVE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0PJ | £98,000 | 22/10/2021 | Semi-detached |
| 18 ELM WAY, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0EQ | £220,000 | 30/09/2021 | Semi-detached |
| 24 ELM WAY, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0EQ | £225,000 | 27/09/2021 | Semi-detached |
| 11 ROCKHILL CLOSE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0DH | £170,000 | 13/09/2021 | Semi-detached |
| 15 ROCKHILL CLOSE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0DH | £210,000 | 03/09/2021 | Semi-detached |
| 20 VICTORIA COURT, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 9DZ | £130,000 | 23/07/2021 | Semi-detached |
| 5 NELSON STREET, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 9ER | £104,000 | 23/07/2021 | Semi-detached |

**Street average:** £257,714 (7 sales)
**Area average:** £199,789 (19 sales)

## Price vs local average

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

- **Local average:** £217,469 (53 Semi-detached, WF17, 2024–2026)
- **Deviation:** +12.7%

## 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

## 1% Rule

- **Rent ratio:** 0.32% (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:** £3,063/m²

## Capital growth trend

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

- **5y growth:** 21.1%
- **10y growth:** 76.5%

## House Price Index (HM Land Registry)

*Official index for Kirklees; Semi-detached series; as of April 2026.*

- **1y growth (index):** 4.9%
- **5y growth (index):** 29%
- **10y growth (index):** 60%

## 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

Tenure

FREEHOLD

Floor area

80 m²

EPC rating

Last sold

£140,000 Dec 2016

Price per m²

£3,063/m²

Local average

£217,469 (+12.7%)

Deprivation

Decile 7 (23,447 of 33,755)

Street crime

158 incidents within 1 mile (May 2026)

Key features

Beautifully Presented
Conservatory
Driveway
FANTASTIC FAMILY HOME
Garage
Great Local Primary and Secondary Schools
Great Motorway Links

Additional details

Parking: Yes
Garden: Yes

Description

OUTSTANDING 3 BEDROOM SEMI DETACHED FAMILY HOME! BEAUTIFULLY FINISHED FROM TOP TO BOTTOM AND BOASTS A NEWLY LAID RESIN DRIVE, 2 RECEPTION ROOMS AND GREAT COMMUTER LINKS! ARRANGE YOUR VIEWING TODAY!

LOCATED IN BIRSTALL, THIS HOME COULD NOT BE BETTER PLACED FOR THE COMMUTER. WITHIN A COUPLE OF MINUTES DRIVE YOU FIND THE M62 AND M621 MOTORWAY LINKS TO TAKE YOU TO YOUR DESTINATION IN NO TIME AT ALL. ALSO CLOSE BY ARE A WEALTH OF LOCAL AMENITIES SUCH AS SCHOOLS AND SUPERMARKETS!

INTERNALLY THIS HOME PACKS A HUGE PUNCH! THE GROUND FLOOR CONSISTS OF A BEAUTIFULLY DECORATED LOUNGE THAT IS FLOODED WITH AN ABUNDANCE OF NATURAL LIGHT FROM THE LARGE WINDOW! THE NEWLY FITTED KITCHEN IS OF A FANTASTIC STANDARD BOASTING INTEGRATED APPLIANCES AND SUFFICIENT SPACE FOR DINING! AN ADDITIONAL CONSERVATORY GIVES ADDED LIVING SPACE AND IS IDEAL FOR FAMILY HOSTING! A DOWNSTAIRS WC CONCLUDES THE GROUND FLOOR!

MOVING UPSTAIRS THE STYLISH THEME CONTINUES WITH 3 WELL-PROPORTIONED BEDROOMS, 2 OF WHICH ARE DOUBLE AND ALL TO A TERRIFIC FINISH THAT REQUIRES LITTLE TO NO WORK AND IS READY TO MOVE INTO! SOMETHING THAT WILL GREATLY APPEAL TO THE FIRST-TIME BUYER! THE MODERN BATHROOM COMPRISES OF LOW-LEVEL FLUSH WC, HAND BASIN, AND OVER BATH SHOWER THAT ADDS THE FINISHING TOUCHES TO AN ALREADY STUNNING HOME!

EXTERNALLY THIS HOME REALLY DOES COME INTO A LEAGUE OF ITS OWN. TO THE FRONT IS A NEWLY BUILT WALL THAT ADDS ADDITIONAL SECURITY AND A LONG RESIN DRIVE FOR OFF STREET PARKING. A DETACHED GARAGE ADDS MORE SPACE FOR PARKING OR STORAGE. GARDENS TO THE FRONT AND REAR ALLOW A SECURE PLACE FOR CHILDREN TO PLAY SAFELY!

EARLY VIEWING IS HIGHLY RECOMMENDED TO FULLY APPRECIATE THIS WONDERFUL HOME!

Tenure: Freehold

Listed by

Morley

DAVIS PROPERTIES YORKSHIRE LTD

Reference: 136689971

EPC Rating & Upgrade Cost

This certificate expired on 07/09/2024. A new EPC may be required before the property can be marketed or let.

Current rating: D

Potential rating: B

Inspection date: 08/09/2014

Expiry date: 07/09/2024 (expired)

Est. upgrade cost to C: £20,520

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 (£20)
Upgrade heating controls (£350 - £450)
Replace boiler with new condensing boiler (£2,200 - £3,000)
Solar water heating (£4,000 - £6,000)
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

EPC

Price history

10% since 2009

Event	Date	Price	% change
Sold	09/12/2016 (9 years ago)	£140,000	+9.8%
Sold	13/11/2009 (16 years ago)	£127,500	—

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
47 BROWNHILL ROAD, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0DQ	£207,000	17/12/2025	Semi-detached
15 NORTH TERRACE, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 9EU	£267,500	13/11/2025	Semi-detached
10 ROCKHILL CLOSE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0DH	£165,000	14/04/2025	Semi-detached
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
37 MOAT HILL, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0DX	£238,000	07/12/2023	Semi-detached
22 ASHFIELD ROAD, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0EB	£315,000	01/12/2023	Semi-detached
10 WESTERN AVENUE, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0PF	£144,000	28/07/2023	Semi-detached
Same street 54 SYCAMORE WAY, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0EE	£292,500	05/01/2023	Detached
1 WESTERN AVENUE, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0PF	£217,500	12/12/2022	Semi-detached
Same street 39 SYCAMORE WAY, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0EE	£250,000	09/12/2022	Detached
53 BROWNHILL ROAD, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0DQ	£245,000	30/11/2022	Semi-detached
8 BIRCHWOOD AVENUE, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0RD	£230,000	11/11/2022	Semi-detached
5 ELM WAY, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0EQ	£232,500	11/11/2022	Semi-detached
55 BROWNHILL ROAD, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0DQ	£250,000	01/11/2022	Semi-detached
2 LEEDS ROAD, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0EW	£127,500	12/08/2022	Semi-detached
Same street 32 SYCAMORE WAY, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0EE	£200,000	25/03/2022	Semi-detached
68 HILLHEAD DRIVE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0PJ	£98,000	22/10/2021	Semi-detached
18 ELM WAY, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0EQ	£220,000	30/09/2021	Semi-detached
24 ELM WAY, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0EQ	£225,000	27/09/2021	Semi-detached
11 ROCKHILL CLOSE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0DH	£170,000	13/09/2021	Semi-detached
15 ROCKHILL CLOSE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0DH	£210,000	03/09/2021	Semi-detached
20 VICTORIA COURT, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 9DZ	£130,000	23/07/2021	Semi-detached
5 NELSON STREET, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 9ER	£104,000	23/07/2021	Semi-detached

Street average: £257,714 (7 sales)

Area average: £199,789 (19 sales)

Capital growth trend

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

5y growth 21.1%

10y growth 76.5%

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

1y (index) 4.9%

5y (index) 29%

10y (index) 60%

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: £873/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View WF17 0EE

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Shop	Newway	0.0 miles
Shop	The Oak Pine Furniture	0.0 miles
Bus stop	Gelderd Road Birstall	0.1 miles
Bus stop	Gelderd Road / Nelson Street	0.1 miles
Train station	Batley	2.1 miles
Train station	Morley	3.0 miles
Hospital	Sir Karl Cohen Square	5.0 miles
University	Kirkstall Brewery Residences	5.9 miles
University	Leeds Law School	6.1 miles
Hospital	Eccleshill NHS Treatment Centre	6.6 miles

Street-level crime

Category	Count
Violence and sexual offences	64
Anti-social behaviour	31
Criminal damage and arson	19
Public order	15
Vehicle crime	9
Other theft	7
Burglary	6
Shoplifting	4
Other crime	2
Theft from the person	1
Total incidents	158

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	0.3 miles	Good — 19 Nov 2018
St Peter's Church of England Voluntary Aided Junior, Infant and Early Years School	Primary	0.4 miles	Good — 31 Jan 2024
Batley Girls' High School	Secondary	0.5 miles	Outstanding — 31 Oct 2013
Windmill CofE (VC) Primary School	Primary	0.5 miles	Good — 12 Jun 2017
Fieldhead Primary Academy	Primary	0.5 miles	Good — 30 Nov 2023

Rental Comparables

Loading rental comparables for this postcode. Refresh in a few minutes.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.32%

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).

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