# 3 bedroom semi-detached house for sale (HD2 2NS)

## Property Details

| Key | Value |
|-----|-------|
| Address | 13 HIGHCLIFFE AVENUE, HUDDERSFIELD, WEST YORKSHIRE HD2 2NS |
| Price | £225,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Council tax | C |
| Last sold | £207,500 Dec 2023 |

## Description

AVAILABLE WITH NO ONWARD CHAIN. A WELL PRESENTED AND SPACIOUS THREE BEDROOMED SEMI DETAACHED HOUSE LOCATED WITHIN THIS POPULAR AND WELL-REGARDED RESIDENTIAL AREA IDEAL FOR COMMUTING TO SURROUNDING TOWNS AND CITIES JUST A SHORT DISTANCE FROM JUNCTION 24 OF THE M62 MOTORWAY. 

The accommodation is served by a gas central heating system, PVCu double glazing and briefly comprises to the ground floor: - entrance hall, downstairs W.C, living room, separate dining room and stylish modern fitted kitchen with integrated appliances. To the first floor, a landing with useful storeroom together with three bedrooms and bathroom. Externally there is a driveway providing off-road parking and in turn leading to a detached single garage with gardens laid out to front and rear.

**Entrance Hall** - A PVCu and frosted double glazed door opens into the entrance hall, adjacent to the door there is a frosted PVCu double glazed window providing additional natural light, to one side a spindled staircase rises to the first floor, there is a ceiling light point ceiling coving, central heating radiator and beneath the staircase there is a downstairs W.C.

**Downstairs W.C.** - 1.57m x 0.81m (5'2 x 2'8) - With a frosted PVCu double glazed window, ceiling light point, central heating radiator, tiled floor and fitted with a suite comprising: - hand wash basin with tiled splashback and chrome monobloc tap together with a low flush w.c. 

From the hallway a timber and glazed door opens into the living room.

**Living Room** - 4.14m x 3.86m (13'7 x 12'8) - This well proportioned and comfortable reception room has a PVCu double glazed window looking out across the front garden, there is ceiling coving, three wall light points, central heating radiator, laminate flooring and as the main focal point of the room there is a wall mounted flame effect electric fire together with a black marble hearth.

**Dining Room** - 2.92m x 2.92m (9'7 x 9'7) - This has PVCu double glazed French doors opening on to the rear garden, there is a ceiling light point, ceiling coving, two wall light points, central heating radiator and laminate flooring. To one side a door give access to the kitchen.

**Kitchen** - 4.42m x 2.67m (14'6 x 8'9) - This has been re-fitted in recent years with a range of “ cappuccino” gloss base and wall cupboards, drawers, these are complimented by brushed stainless steel handles with a granite style worktop and tiled splashbacks, there is a four ring Neff gas hob with Bosch stainless steel extractor fan hood over and Bosch stainless steel double oven beneath, there is plumbing for automatic washing machine, an inset single drainer stainless steel sink with chrome mixer tap, cupboard housing a Glow-worm gas fired central heating boiler which was replaced in 2021, there are inset LED downlighters, PVCu double glazed window looking out over the rear garden and PVCu and frosted double glazed door giving access to the side of the property.

**First Floor Landing** - With a PVCu double glazed window, ceiling light point, ceiling coving and loft access with a retractable aluminium ladder leading to a boarded loft with light. From the landing access can be gained to the following rooms:-

**Storeroom** - 1.68m x 0.79m (5'6 x 2'7) - With a ceiling light point and central heating radiator.

**Bedroom One** - 3.45m x 2.90m (11'4 x 9'6) - A double room which is situated to the front of the property and has a PVCu double glazed window providing plenty of natural light and taking advantage of some lovely views which stretch across to Castle Hill and beyond. There is a ceiling light point ceiling coving and central heating radiator.

**Bedroom Two** - 3.45m x 2.97m (11'4 x 9'9) - Another double room with PVCu double glazed window looking out to the front, there is a ceiling light point and central heating radiator.

**Bathroom** - 1.93m x 1.78m (6'4 x 5'10) - This is adjacent to bedroom number one and enjoys a similar aspect through a PVCu double glazed window, there is a ceiling light point and central heating radiator.

**Parking** - To the left hand-side of the property there is a concrete driveway which provides off-road parking for a number of vehicles and this in turn leads to a detached concrete sectional single garage with electric up and over door.

**Gardens** - To the front of the property there is shaped lawned garden together with planted trees and shrubs, together with a flagged pathway leading to the front door. To the side of the house there is an outside cold water tap and to the rear there is an area of timber decking which can be accessed from the dining room, this has a spindled balustrade and two steps leading down to a lawned garden with planted trees and shrubs.

## Property Photos

- ![Highcliffe front.jpg](/listings/photos/137298887/1620092) - Highcliffe front.jpg
- ![LIV.jpg](/listings/photos/137298887/1620093) - LIV.jpg
- ![KIT 2.jpg](/listings/photos/137298887/1620095) - KIT 2.jpg
- ![Highcliffe garden.jpg](/listings/photos/137298887/1620097) - Highcliffe garden.jpg
- ![BATHROOM.jpg](/listings/photos/137298887/1620099) - BATHROOM.jpg
- ![LIV 2.jpg](/listings/photos/137298887/1620101) - LIV 2.jpg
- ![KIT.jpg](/listings/photos/137298887/1620102) - KIT.jpg
- ![DINING ROOM.jpg](/listings/photos/137298887/1620103) - DINING ROOM.jpg
- ![BED 1 (2).jpg](/listings/photos/137298887/1620104) - BED 1 (2).jpg
- ![BED 1.jpg](/listings/photos/137298887/1620105) - BED 1.jpg
- ![BED 2.jpg](/listings/photos/137298887/1620106) - BED 2.jpg
- ![BEDROOM 3.jpg](/listings/photos/137298887/1620107) - BEDROOM 3.jpg
- ![highcliffe garden 2.jpg](/listings/photos/137298887/1620110) - highcliffe garden 2.jpg

## Floorplans

- ![FLOORPLAN.jpg](/listings/photos/137298887/1620121) - FLOORPLAN.jpg

## EPC Graphs

- ![EE Rating](/listings/photos/137298887/1620130) - EE Rating

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 13 HIGHCLIFFE AVENUE, HUDDERSFIELD, KIRKLEES, WEST YORKSHIRE, HD2 2NS | £207,500 | 13/12/2023 | Semi-detached |
| 13 HIGHCLIFFE AVENUE, HUDDERSFIELD, KIRKLEES, WEST YORKSHIRE, HD2 2NS | £145,000 | 08/03/2012 | Semi-detached |
| 13 HIGHCLIFFE AVENUE, HUDDERSFIELD, KIRKLEES, WEST YORKSHIRE, HD2 2NS | £163,000 | 01/02/2005 | Semi-detached |
| 13 HIGHCLIFFE AVENUE, HUDDERSFIELD, KIRKLEES, WEST YORKSHIRE, HD2 2NS | £67,950 | 28/07/2000 | 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 |
|---------|-------|------|------|
| 6 HAMMERTON ROAD, HUDDERSFIELD, KIRKLEES, WEST YORKSHIRE, HD2 2PS | £182,000 | 11/12/2025 | Semi-detached |
| [Same street] 4 HIGHCLIFFE AVENUE, HUDDERSFIELD, KIRKLEES, WEST YORKSHIRE, HD2 2NS | £220,000 | 19/09/2024 | Semi-detached |
| [Same street] 9 HIGHCLIFFE AVENUE, HUDDERSFIELD, KIRKLEES, WEST YORKSHIRE, HD2 2NS | £210,000 | 31/05/2024 | Semi-detached |
| [Same street] 22 HIGHCLIFFE AVENUE, HUDDERSFIELD, KIRKLEES, WEST YORKSHIRE, HD2 2NS | £360,000 | 15/11/2023 | Detached |
| 26 NORTH CROSS ROAD, HUDDERSFIELD, KIRKLEES, WEST YORKSHIRE, HD2 2NL | £155,000 | 22/09/2023 | Semi-detached |
| 219 COWCLIFFE HILL ROAD, HUDDERSFIELD, KIRKLEES, WEST YORKSHIRE, HD2 2NA | £148,000 | 28/07/2023 | Semi-detached |
| 205 NETHEROYD HILL ROAD, HUDDERSFIELD, KIRKLEES, WEST YORKSHIRE, HD2 2LZ | £180,000 | 31/01/2023 | Semi-detached |
| 124 COWCLIFFE HILL ROAD, HUDDERSFIELD, KIRKLEES, WEST YORKSHIRE, HD2 2PL | £225,000 | 16/12/2022 | Semi-detached |
| 39 PATELEY CRESCENT, HUDDERSFIELD, KIRKLEES, WEST YORKSHIRE, HD2 2PW | £205,000 | 09/12/2022 | Semi-detached |
| 172 COWCLIFFE HILL ROAD, HUDDERSFIELD, KIRKLEES, WEST YORKSHIRE, HD2 2NR | £165,000 | 09/12/2022 | Semi-detached |
| 34 COWCLIFFE HILL ROAD, HUDDERSFIELD, KIRKLEES, WEST YORKSHIRE, HD2 2PE | £141,350 | 04/12/2022 | Semi-detached |
| 33 HAMMERTON ROAD, HUDDERSFIELD, KIRKLEES, WEST YORKSHIRE, HD2 2PS | £137,000 | 21/11/2022 | Semi-detached |
| [Same street] 5 HIGHCLIFFE AVENUE, HUDDERSFIELD, KIRKLEES, WEST YORKSHIRE, HD2 2NS | £220,000 | 11/11/2022 | Semi-detached |
| 31 PATELEY CRESCENT, HUDDERSFIELD, KIRKLEES, WEST YORKSHIRE, HD2 2PW | £221,500 | 31/10/2022 | Semi-detached |
| [Same street] 1 HIGHCLIFFE AVENUE, HUDDERSFIELD, KIRKLEES, WEST YORKSHIRE, HD2 2NS | £210,000 | 26/09/2022 | Semi-detached |
| 9 KNARESBOROUGH DRIVE, HUDDERSFIELD, KIRKLEES, WEST YORKSHIRE, HD2 2PR | £156,000 | 16/09/2022 | Semi-detached |
| 45 PATELEY CRESCENT, HUDDERSFIELD, KIRKLEES, WEST YORKSHIRE, HD2 2PW | £171,000 | 12/09/2022 | Semi-detached |
| 5 ALWEN AVENUE, HUDDERSFIELD, KIRKLEES, WEST YORKSHIRE, HD2 2SJ | £195,500 | 11/07/2022 | Semi-detached |
| 155 COWCLIFFE HILL ROAD, HUDDERSFIELD, KIRKLEES, WEST YORKSHIRE, HD2 2PL | £165,000 | 01/07/2022 | Semi-detached |
| 9 ALWEN AVENUE, HUDDERSFIELD, KIRKLEES, WEST YORKSHIRE, HD2 2SJ | £183,000 | 11/04/2022 | Semi-detached |
| 220 NETHEROYD HILL ROAD, HUDDERSFIELD, KIRKLEES, WEST YORKSHIRE, HD2 2LZ | £190,000 | 08/04/2022 | Semi-detached |
| [Same street] 17 HIGHCLIFFE AVENUE, HUDDERSFIELD, KIRKLEES, WEST YORKSHIRE, HD2 2NS | £200,000 | 04/03/2022 | Detached |
| 263 COWCLIFFE HILL ROAD, HUDDERSFIELD, KIRKLEES, WEST YORKSHIRE, HD2 2NA | £198,000 | 22/12/2021 | Semi-detached |
| 15 PATELEY CRESCENT, HUDDERSFIELD, KIRKLEES, WEST YORKSHIRE, HD2 2PW | £190,000 | 22/12/2021 | Semi-detached |
| WOODNOOK 3 SOUTH CROSS ROAD, HUDDERSFIELD, KIRKLEES, WEST YORKSHIRE, HD2 2SW | £290,000 | 20/12/2021 | Semi-detached |
| 90 YORK AVENUE, HUDDERSFIELD, KIRKLEES, WEST YORKSHIRE, HD2 2PP | £145,000 | 10/12/2021 | Semi-detached |

**Street average:** £236,667 (6 sales)
**Area average:** £182,168 (20 sales)

## Price vs local average

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

- **Local average:** £213,701 (38 Semi-detached, HD2, 2024–2026)
- **Deviation:** +5.3%

## 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 Kirklees (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £648/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 Terraced House, Yew Street, HD2 | £775/mo | 3 | 0.47 miles | OpenRent |
| 3 Bed Semi-Detached House, North Rise, HD2 | £950/mo | 3 | 0.75 miles | OpenRent |
| 3 Bed Semi-Detached House, Oxley Road, HD2 | £1,250/mo | 3 | 0.86 miles | OpenRent |

**Average rent: £992/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.42% (weak for cashflow)
- **Max investor price (0.8%):** £118,750
- **Target investor price (1%):** £95,000

*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 £950/mo).*

- **Gross yield:** 5.1%
- **Cost-to-rent:** 19.7×
- **Monthly cashflow:** £-56/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -1%

*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:** 60.8%
- **10y growth:** 69.4%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 5%
- **5y growth (index):** 28.2%
- **10y growth (index):** 59.4%

## 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)