Sold STC Detached

75 UPPER BATLEY LANE

BATLEY, WEST YORKSHIRE WF17 0NW

2 beds 753 sq ft Listed 19 Feb 2013 (-4899d)

£165,000

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# 2 bedroom detached bungalow for sale (WF17 0NW)

## Property Details

| Key | Value |
|-----|-------|
| Address | 75 UPPER BATLEY LANE, BATLEY, WEST YORKSHIRE WF17 0NW |
| Price | £165,000 |
| Bedrooms | 2 |
| Construction age | England and Wales: 1930-1949 |
| Floor area | 70 m² |
| Last sold | £140,000 Jul 2013 |

## EPC Rating & Upgrade Cost

- **Current rating:** F
- **Potential rating:** C
- **Expiry date:** 20/02/2023 — **EXPIRED** (no longer valid for marketing or letting)
- **Est. upgrade cost to C:** £21,098

### Recommendations
- A (£100  -  £350)
- W (£800  -  £1,200)
- C (£15  -  £30)
- E (£50)
- F (£200  -  £400)
- 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/2498-4092-7212-0457-3960)

## Description

ACCOMMODATION

KITCHEN AREA 6'5 X 6'0

Single drainer sink unit, UPVC double glazed window.

DINING AREA 11'10 X 9'4

Provides access to conservatory.

CONSERVATORY 10'2 X 8'6

UPVC double glazed windows and French door lead to the rear garden.

BATHROOM 7'11 X 6'5

Three piece suite comprising bath with shower over, low flush WC, pedestal wash hand basin, airing/linen cupboard.

LOUNGE 14'11 increasing to 16'11 in bay X 12'0

Tiled fireplace, gas fire, coving to ceiling.

BEDOOM ONE 12'0 X 10'11

BEDROOM TWO 12'0 X 9'0

Fitted wardrobes.

The hall provides access to the boarded loft area which has a Velux window and offers potential for further development subject to the necessary planning consents.

OUTSIDE

Drive to the front leads to the detached garage and provides parking, there is a lawn to front with mature borders. To the rear of the property is an attractive private south facing garden with lawn, mature hedges and borders. There is also access to additional  storage under the property.

## Property Photos

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## Floorplans

- ![Floorplan 1](/listings/photos/26049114/1355390) - Floorplan 1

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #11050571
- **Address:** 75 Upper Batley Lane, BATLEY, WF17 0NW
- **Certificate Issued:** 06/07/2015
- **Work Completed:** 01/06/2015
- **Items:** 1 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 75 UPPER BATLEY LANE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0NW | £140,000 | 25/07/2013 | 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 |
|---------|-------|------|------|
| 263 WOODLANDS ROAD, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0QW | £375,000 | 27/08/2025 | Detached |
| 14 HAREFIELD DRIVE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0PQ | £249,999 | 29/11/2024 | Detached |
| [Same street] 119 UPPER BATLEY LANE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0NW | £452,500 | 21/06/2024 | Detached |
| 40 WESTERN AVENUE, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0PF | £228,000 | 06/10/2023 | Detached |
| 7 LARK HILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0QR | £290,000 | 27/07/2023 | Detached |
| 69 HILLHEAD DRIVE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0PJ | £395,000 | 14/07/2023 | Detached |
| 2 LARK HILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0QR | £367,500 | 10/07/2023 | Detached |
| 216 WOODLANDS ROAD, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0QS | £325,000 | 19/05/2023 | Detached |
| 234 WOODLANDS ROAD, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0QW | £390,000 | 06/04/2023 | Detached |
| 219 WOODLANDS ROAD, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0QS | £500,000 | 10/02/2023 | Detached |
| [Same street] 117 UPPER BATLEY LANE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0NW | £320,000 | 06/01/2023 | Terraced |
| 31 MERLIN COURT, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0RG | £340,000 | 09/12/2022 | Detached |
| [Same street] 109 UPPER BATLEY LANE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0NW | £255,000 | 25/11/2022 | Semi-detached |
| 32 WESTERN AVENUE, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0PF | £299,950 | 11/11/2022 | Detached |
| 79 HILLHEAD DRIVE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0PJ | £280,000 | 01/11/2022 | Detached |
| 23 MERLIN COURT, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0RG | £349,995 | 24/08/2022 | Detached |
| 2 LARK HILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0QR | £307,500 | 01/08/2022 | Detached |
| 40 INTAKE LANE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0BT | £353,000 | 17/06/2022 | Detached |
| 2 MERLIN COURT, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0RG | £295,000 | 13/05/2022 | Detached |
| 2 MERLIN COURT, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0RG | £289,100 | 12/05/2022 | Detached |
| 11 LARK HILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0QR | £415,000 | 14/04/2022 | Detached |
| 281 WOODLANDS ROAD, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0QJ | £325,000 | 10/02/2022 | Detached |
| 10 SWALLOW HILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0QN | £300,000 | 28/01/2022 | Detached |

**Street average:** £342,500 (3 sales)
**Area average:** £333,752 (20 sales)

## Price vs local average

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

- **Local average:** £287,928 (23 Detached, WF17, 2024–2026)
- **Deviation:** -42.7%

## 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):** £734/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 |
|------|------|------|------|------|
| 2 Bed Flat, Birstall, WF17 | £795/mo | 2 | 0.41 miles | OpenRent |
| 2 Bed End Terrace, Bradford Road, WF17 | £675/mo | 2 | 0.42 miles | OpenRent |
| 2 Bed Semi-Detached House, Windsor Road, WF17 | £900/mo | 2 | 0.45 miles | OpenRent |
| 2 Bed Semi-Detached House, Huddersfield Road, WF17 | £700/mo | 2 | 0.47 miles | OpenRent |
| 2 Bed Terraced House, Low Lane, WF17 | £1,095/mo | 2 | 0.57 miles | OpenRent |
| 2 Bed Terraced House, Low Lane, WF17 | £1,095/mo | 2 | 0.58 miles | OpenRent |
| 2 Bed Terraced House, Pearl Street, WF17 | £675/mo | 2 | 0.66 miles | OpenRent |
| 2 Bed Flat, Middlegate, WF17 | £625/mo | 2 | 0.68 miles | OpenRent |
| 2 Bed End Terrace, North Bank Road, WF17 | £725/mo | 2 | 0.91 miles | OpenRent |
| 2 Bed End Terrace, North Bank Road, WF17 | £775/mo | 2 | 0.91 miles | OpenRent |
| 2 Bed End Terrace, North Bank Road, WF17 | £800/mo | 2 | 0.93 miles | OpenRent |
| 2 Bed Detached House, Batley Field Hill, WF17 | £1,050/mo | 2 | 1 miles | OpenRent |

**Average rent: £826/mo (12 listings)**

## 1% Rule

- **Rent ratio:** 0.48% (weak for cashflow)
- **Max investor price (0.8%):** £98,125
- **Target investor price (1%):** £78,500

*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 OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £785/mo).*

- **Gross yield:** 5.7%
- **Cost-to-rent:** 17.5×
- **Monthly cashflow:** £32/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 0.8%

*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:** £2,357/m²

## Capital growth trend

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

- **5y growth:** -36%
- **10y growth:** -0.1%

## 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)

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Property details

Floor area

70 m²

EPC rating

Year built

England and Wales: 1930-1949

Last sold

£140,000 Jul 2013

Price per m²

£2,357/m²

Local average

£287,928 (-42.7%)

Deprivation

Decile 9 (28,858 of 33,755)

Street crime

193 incidents within 1 mile (May 2026)

Key features

True Bungalow
Two Bedrooms
Central Heating
Double Glazing
Attractive Gardens
Parking & Garage

Additional details

Parking: Yes
Garden: Yes

Description

A rare opportunity to purchase a two bedroom detached true bungalow. The property which has UPVC double glazing and gas central heating system requires a degree of modernisation and briefly comprises kitchen/dining room, conservatory, lounge, two double bedrooms, bathroom, attractive gardens to front and rear, drive which provides ample parking leading to the detached garage.

ACCOMMODATION

KITCHEN AREA 6'5 X 6'0
Single drainer sink unit, UPVC double glazed window.

DINING AREA 11'10 X 9'4
Provides access to conservatory.

CONSERVATORY 10'2 X 8'6
UPVC double glazed windows and French door lead to the rear garden.

BATHROOM 7'11 X 6'5
Three piece suite comprising bath with shower over, low flush WC, pedestal wash hand basin, airing/linen cupboard.

LOUNGE 14'11 increasing to 16'11 in bay X 12'0
Tiled fireplace, gas fire, coving to ceiling.

BEDOOM ONE 12'0 X 10'11

BEDROOM TWO 12'0 X 9'0
Fitted wardrobes.

The hall provides access to the boarded loft area which has a Velux window and offers potential for further development subject to the necessary planning consents.

OUTSIDE
Drive to the front leads to the detached garage and provides parking, there is a lawn to front with mature borders. To the rear of the property is an attractive private south facing garden with lawn, mature hedges and borders. There is also access to additional storage under the property.

Listed by

Birstall

Watsons Property Services

Reference: 26049114

EPC Rating & Upgrade Cost

This certificate expired on 20/02/2023. A new EPC may be required before the property can be marketed or let.

Current rating: F

Potential rating: C

Inspection date: 21/02/2013

Expiry date: 20/02/2023 (expired)

Est. upgrade cost to C: £21,098

EPC F or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Increase loft insulation to 270 mm (£100 - £350)
Floor insulation (£800 - £1,200)
Insulate hot water cylinder with 80 mm jacket (£15 - £30)
Low energy lighting for all fixed outlets (£50)
Hot water cylinder thermostat (£200 - £400)
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

FENSA Certificates

This property has 1 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #11050571

Property Details

Street: 75 Upper Batley Lane

Town: BATLEY

Postcode: WF17 0NW

Installation Details

Items: 1 window

Certificate Issued: 06/07/2015

Work Completed: 01/06/2015

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

Event	Date	Price	% change
Sold	25/07/2013 (12 years ago)	£140,000	—

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
263 WOODLANDS ROAD, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0QW	£375,000	27/08/2025	Detached
14 HAREFIELD DRIVE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0PQ	£249,999	29/11/2024	Detached
Same street 119 UPPER BATLEY LANE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0NW	£452,500	21/06/2024	Detached
40 WESTERN AVENUE, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0PF	£228,000	06/10/2023	Detached
7 LARK HILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0QR	£290,000	27/07/2023	Detached
69 HILLHEAD DRIVE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0PJ	£395,000	14/07/2023	Detached
2 LARK HILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0QR	£367,500	10/07/2023	Detached
216 WOODLANDS ROAD, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0QS	£325,000	19/05/2023	Detached
234 WOODLANDS ROAD, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0QW	£390,000	06/04/2023	Detached
219 WOODLANDS ROAD, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0QS	£500,000	10/02/2023	Detached
Same street 117 UPPER BATLEY LANE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0NW	£320,000	06/01/2023	Terraced
31 MERLIN COURT, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0RG	£340,000	09/12/2022	Detached
Same street 109 UPPER BATLEY LANE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0NW	£255,000	25/11/2022	Semi-detached
32 WESTERN AVENUE, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0PF	£299,950	11/11/2022	Detached
79 HILLHEAD DRIVE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0PJ	£280,000	01/11/2022	Detached
23 MERLIN COURT, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0RG	£349,995	24/08/2022	Detached
2 LARK HILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0QR	£307,500	01/08/2022	Detached
40 INTAKE LANE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0BT	£353,000	17/06/2022	Detached
2 MERLIN COURT, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0RG	£295,000	13/05/2022	Detached
2 MERLIN COURT, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0RG	£289,100	12/05/2022	Detached
11 LARK HILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0QR	£415,000	14/04/2022	Detached
281 WOODLANDS ROAD, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0QJ	£325,000	10/02/2022	Detached
10 SWALLOW HILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0QN	£300,000	28/01/2022	Detached

Street average: £342,500 (3 sales)

Area average: £333,752 (20 sales)

Capital growth trend

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

5y growth -36%

10y growth -0.1%

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

1y (index) 3.7%

5y (index) 26.4%

10y (index) 55%

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: £734/mo (Apr 2025 – Mar 2026)

Location

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

Nearby

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

Type	Name	Distance
Bus stop	Windmill Lane Upper Batley Lane	0.0 miles
Shop	Birstall Tyre Cenre	0.4 miles
Shop	Newway	0.4 miles
Train station	Batley	1.8 miles
Train station	Dewsbury	2.7 miles
Hospital	Sir Karl Cohen Square	5.1 miles
University	Kirkstall Brewery Residences	6.1 miles
University	Leeds Law School	6.1 miles
Hospital	Eccleshill NHS Treatment Centre	7.0 miles

Street-level crime

Category	Count
Violence and sexual offences	78
Anti-social behaviour	39
Criminal damage and arson	26
Public order	15
Other theft	9
Vehicle crime	8
Burglary	7
Shoplifting	4
Other crime	3
Drugs	2
Possession of weapons	1
Theft from the person	1
Total incidents	193

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
Windmill CofE (VC) Primary School	Primary	0.1 miles	Good — 12 Jun 2017
Batley Girls' High School	Secondary	0.2 miles	Outstanding — 31 Oct 2013
Birstall Primary Academy	Primary	0.5 miles	Good — 19 Nov 2018
Batley Grammar School	Other	0.7 miles	— (Inspected (no overall grade))
Carlinghow Academy	Primary	0.7 miles	Good — 17 Jul 2022

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
2 Bed Flat, Birstall, WF17	£795/mo	2	0.41 miles	OpenRent
2 Bed End Terrace, Bradford Road, WF17	£675/mo	2	0.42 miles	OpenRent
2 Bed Semi-Detached House, Windsor Road, WF17	£900/mo	2	0.45 miles	OpenRent
2 Bed Semi-Detached House, Huddersfield Road, WF17	£700/mo	2	0.47 miles	OpenRent
2 Bed Terraced House, Low Lane, WF17	£1,095/mo	2	0.57 miles	OpenRent
2 Bed Terraced House, Low Lane, WF17	£1,095/mo	2	0.58 miles	OpenRent
2 Bed Terraced House, Pearl Street, WF17	£675/mo	2	0.66 miles	OpenRent
2 Bed Flat, Middlegate, WF17	£625/mo	2	0.68 miles	OpenRent
2 Bed End Terrace, North Bank Road, WF17	£725/mo	2	0.91 miles	OpenRent
2 Bed End Terrace, North Bank Road, WF17	£775/mo	2	0.91 miles	OpenRent
2 Bed End Terrace, North Bank Road, WF17	£800/mo	2	0.93 miles	OpenRent
2 Bed Detached House, Batley Field Hill, WF17	£1,050/mo	2	1 miles	OpenRent

Average rent: £826/mo (12 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.48%

Max investor price (0.8%) £98,125

Target investor price (1%) £78,500

Gross yield 5.7%

Cost-to-rent ratio 17.5×

Monthly cashflow £32/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 0.8%

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).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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).