# 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 | ## 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 - ![Photo](/listings/photos/136689971/1262175) - ![Photo](/listings/photos/136689971/1262178) - ![Photo](/listings/photos/136689971/1262183) - ![Photo](/listings/photos/136689971/1262188) - ![Photo](/listings/photos/136689971/1262193) - ![Photo](/listings/photos/136689971/1262197) - ![Photo](/listings/photos/136689971/1262202) - ![Photo](/listings/photos/136689971/1262206) - ![Photo](/listings/photos/136689971/1262209) - ![Photo](/listings/photos/136689971/1262213) - ![Photo](/listings/photos/136689971/1262217) - ![Photo](/listings/photos/136689971/1262221) - ![Photo](/listings/photos/136689971/1262225) - ![Photo](/listings/photos/136689971/1262228) - ![Photo](/listings/photos/136689971/1262231) - ![Photo](/listings/photos/136689971/1262233) - ![Photo](/listings/photos/136689971/1262235) - ![Photo](/listings/photos/136689971/1262237) - ![Photo](/listings/photos/136689971/1262239) - ![Photo](/listings/photos/136689971/1262241) - ![Photo](/listings/photos/136689971/1262243) - ![Photo](/listings/photos/136689971/1262247) - ![Photo](/listings/photos/136689971/1262250) - ![Photo](/listings/photos/136689971/1262253) - ![Photo](/listings/photos/136689971/1262255) - ![Photo](/listings/photos/136689971/1262260) - ![Photo](/listings/photos/136689971/1262265) - ![Photo](/listings/photos/136689971/1262269) - ![Photo](/listings/photos/136689971/1262274) - ![Photo](/listings/photos/136689971/1262278) - ![Photo](/listings/photos/136689971/1262283) - ![Photo](/listings/photos/136689971/1262287) - ![Photo](/listings/photos/136689971/1262291) - ![Photo](/listings/photos/136689971/1262295) - ![Photo](/listings/photos/136689971/1262298) - ![Photo](/listings/photos/136689971/1262302) ## 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:** £216,590 (54 Semi-detached, WF17, 2024–2026) - **Deviation:** +13.1% ## 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:** 0.53% (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:** 6.4% - **Cost-to-rent:** 15.7× - **Monthly cashflow:** £180/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 3% *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:** 17.4% - **10y growth:** 73.8% ## 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)