# 3 bedroom semi-detached house for sale (WF17 7ST)

## Property Details

| Key | Value |
|-----|-------|
| Address | 54 HEALEY LANE, BATLEY, WEST YORKSHIRE WF17 7ST |
| Price | £170,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Council tax | C |
| Construction age | England and Wales: 1950-1966 |
| Floor area | 98 m² |
| Last sold | £172,500 Feb 2024 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 31/07/2033
- **Current heating cost:** £1,730/year
- **Est. upgrade cost to C:** £10,525

### Recommendations
- W1 (£800 - £1,200)
- E (£25)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0090-3029-0208-6537-0200)

## Description

**DESCRIPTION** **** FOR SALE BY MODERN AUCTION. T's & C's apply. 

Offered for sale is this mature semi detached property which is in need of refurbishment (partial works completed) and would make a superb family home. Ideally situated within easy reach of local schools, amenities, bus routes and close to the M62 motorway network making it ideal for commuters. The accommodation briefly comprises: Entrance porch, entrance hall, lounge, dining room, kitchen, three bedrooms and modern four piece bathroom. Externally there is a driveway which provides private parking, garage and gardens to the front and rear. 

**ENTRANCE** **PORCH** **** An external door leads into the entrance porch which has a door leading into the entrance hall. 

**ENTRANCE** **HALL** **** A staircase leads to the first floor landing and doors lead to the dining room, lounge and kitchen. There is a useful under-stairs storage cupboard. 

**DINING** **ROOM** **12' 10" x 12' 1" (3.91m x 3.68m)** Featuring a bay window and an ornate fireplace with a living flame gas fire. 

**LOUNGE** **12' 8" x 12' 3" (3.86m x 3.73m)** Featuring a bay window and a fireplace with a wood surround. 

**KITCHEN** **9' 2" x 6' 1" (2.79m x 1.85m)** Fitted with a range of wall and base units with complementary work surfaces, splash back tiling and a 1 1/2 bowl sink with a mixer tap. Electric oven and hob with a chimney style extractor over and a door leads out to the side elevation. 

**FIRST** **FLOOR** **LANDING** **** Doors lead to three bedrooms and the house bathroom. 

**BEDROOM** **ONE** **12' 8" x 12' 0" (3.86m x 3.66m)** Double room with a bay window and fitted wardrobes which provide plentiful storage. 

**BEDROOM** **TWO** **12' 11" x 10' 7" (3.94m x 3.23m)** Double room with a loft access point. The loft space has velux windows. 

**BEDROOM** **THREE** **7' 7" x 6' 4" (2.31m x 1.93m)** Single room. 

**HOUSE** **BATHROOM** **8' 11" x 6' 3" (2.72m x 1.91m)** Fitted with a modern four piece suite which comprises of a free standing bath with a floor mounted tap with a shower attachment, W.C., wash basin inset into a vanity unit and a shower cubicle with a rainwater shower head. Tiled walls and flooring and inset spotlights to the ceiling. 

**EXTERIOR** **** Externally there is a block paved driveway which provides private parking, garage and gardens to the front and rear. 

**ADDITIONAL** **INFORMATION** **** Council tax band - C

Tenure- Freehold 

**AUCTION** **INFORMATION** **** Auctioneer Comments 

This property is for sale by the Modern Method of Auction. Should you view, offer or bid on the property, your information will be shared with the Auctioneer, iamsold Limited This method of auction requires both parties to complete the transaction within 56 days of the draft contract for sale being received by the buyers solicitor (for standard Grade 1 properties). This additional time allows buyers to proceed with mortgage finance (subject to lending criteria, affordability and survey). The buyer is required to sign a reservation agreement and make payment of a non-refundable Reservation Fee. This being 4.2% of the purchase price including VAT, subject to a minimum of £6,000.00 including VAT. The Reservation Fee is paid in addition to purchase price and will be considered as part of the chargeable consideration for the property in the calculation for stamp duty liability. Buyers will be required to go through an identification verification process with iamsold and provide proof of how the purchase would be funded. This property has a Buyer Information Pack which is a collection of documents in relation to the property. The documents may not tell you everything you need to know about the property, so you are required to complete your own due diligence before bidding. A sample copy of the Reservation Agreement and terms and conditions are also contained within this pack. The buyer will also make payment of £300 including VAT towards the preparation cost of the pack, where it has been provided by iamsold. The property is subject to an undisclosed Reserve Price with both the Reserve Price and Starting Bid being subject to change. 

Referral Arrangements 

The Partner Agent and Auctioneer may recommend the services of third parties to you. Whilst these services are recommended as it is believed they will be of benefit; you are under no obligation to use any of these services and you should always consider your options before services are accepted. Where services are accepted the Auctioneer or Partner Agent may receive payment for the recommendation and you will be informed of any referral arrangement and payment prior to any services being taken by you.  

## Property Photos

- ![Photo](/listings/photos/138127043/1606091)
- ![Photo](/listings/photos/138127043/1606093)
- ![Photo](/listings/photos/138127043/1606094)
- ![Photo](/listings/photos/138127043/1606096)
- ![Photo](/listings/photos/138127043/1606098)
- ![Photo](/listings/photos/138127043/1606099)
- ![Photo](/listings/photos/138127043/1606101)

## Floorplans

- ![Floorplan 1](/listings/photos/138127043/1606103) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/138127043/1606112) - EPC 1

## FENSA Certificates

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

### FENSA Certificate #5295027
- **Address:** 54 Healey Lane, BATLEY, WF17 7ST
- **Certificate Issued:** 10/12/2007
- **Work Completed:** 30/10/2007
- **Items:** 1 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 54 HEALEY LANE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 7ST | £172,500 | 07/02/2024 | 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 |
|---------|-------|------|------|
| 34 WOODHALL DRIVE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 7SW | £170,000 | 17/04/2026 | Semi-detached |
| 5 THROSTLE NEST, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 7SN | £184,300 | 16/09/2025 | Semi-detached |
| 43 LIME TREE AVENUE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 7DJ | £82,000 | 28/03/2023 | Semi-detached |
| [Same street] 50 HEALEY LANE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 7ST | £225,000 | 16/12/2022 | Detached |
| 7 KENSINGTON CLOSE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 7RL | £135,000 | 23/11/2022 | Semi-detached |
| 16 WOODSIDE CRESCENT, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 7DZ | £125,000 | 02/09/2022 | Semi-detached |
| 12 WOODHALL DRIVE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 7SW | £170,000 | 19/08/2022 | Semi-detached |
| 7 WOODSIDE CRESCENT, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 7DZ | £175,000 | 05/11/2021 | Semi-detached |
| 12 BARDEN CLOSE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 7JG | £88,000 | 24/09/2021 | Semi-detached |
| [Same street] 20 HEALEY LANE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 7ST | £100,000 | 13/08/2021 | Terraced |

**Street average:** £162,500 (2 sales)
**Area average:** £141,163 (8 sales)

## Price vs local average

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

- **Local average:** £216,590 (54 Semi-detached, WF17, 2024–2026)
- **Deviation:** -21.5%

## 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 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 Terraced House, South View Terrace, WF13 | £950/mo | 3 | 0.76 miles | OpenRent |

**Average rent: £950/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.56% (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:** 6.7%
- **Cost-to-rent:** 14.9×
- **Monthly cashflow:** £161/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 3.9%

*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:** £1,735/m²

## Capital growth trend

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

- **5y growth:** 60.7%
- **10y growth:** 50.4%

## 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)