Sold STC Semi-detached

85 UPPER BATLEY LANE

BATLEY, WEST YORKSHIRE WF17 0NW

3 beds 1 baths 969 sq ft Listed 22 Jul 2016 (-3650d)

£159,950

Save

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

## Property Details

| Key | Value |
|-----|-------|
| Address | 85 UPPER BATLEY LANE, BATLEY, WEST YORKSHIRE WF17 0NW |
| Price | £159,950 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Floor area | 90 m² |
| Last sold | £158,000 Mar 2017 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 16/01/2025 — **EXPIRED** (no longer valid for marketing or letting)
- **Est. upgrade cost to C:** £15,115

### Recommendations
- W1 (£800 - £1,200)
- E (£15)
- I (£2,200 - £3,000)
- N (£4,000 - £6,000)
- U (£5,000 - £8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0236-2813-7394-9595-8871)

## Description

SUPERB semi detached offered with NO CHAIN, ideal family home. SEMI RURAL location with far reaching VIEWS to the rear. Within WALKING distance of an excellent Primary School. Briefly comprises: Entrance hall, lounge, dining room, conservatory, kitchen, three bedrooms and bathroom. Driveway, garage & gardens.

Property ref: 121_1333_4196109

## Property Photos

- ![Photo](/listings/photos/55295137/1355327)
- ![Photo](/listings/photos/55295137/1355328)
- ![Photo](/listings/photos/55295137/1355331)
- ![Photo](/listings/photos/55295137/1355333)
- ![Photo](/listings/photos/55295137/1355334)
- ![Photo](/listings/photos/55295137/1355335)
- ![Photo](/listings/photos/55295137/1355336)
- ![Photo](/listings/photos/55295137/1355337)
- ![Photo](/listings/photos/55295137/1355340)
- ![Photo](/listings/photos/55295137/1355343)

## EPC Graphs

- ![EER](/listings/photos/55295137/1355350) - EER
- ![EIR](/listings/photos/55295137/1355352) - EIR

## FENSA Certificates

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

### FENSA Certificate #651734
- **Address:** 85 Upper Batley Lane, Batley, WF17 0NW
- **Certificate Issued:** 27/04/2003
- **Work Completed:** 31/03/2003
- **Items:** 10 window(s), 2 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 85 UPPER BATLEY LANE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0NW | £158,000 | 10/03/2017 | 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 |
|---------|-------|------|------|
| 16 HILLHEAD DRIVE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0PB | £217,000 | 08/08/2025 | Semi-detached |
| [Same street] 119 UPPER BATLEY LANE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0NW | £452,500 | 21/06/2024 | Detached |
| 18 RECTORY DRIVE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0PL | £245,000 | 19/12/2023 | Semi-detached |
| 15 HAREFIELD DRIVE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0PQ | £267,500 | 15/12/2023 | Semi-detached |
| 5 LEA VIEW, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0BX | £145,000 | 10/08/2023 | Semi-detached |
| 10 WESTERN AVENUE, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0PF | £144,000 | 28/07/2023 | Semi-detached |
| 24 RECTORY DRIVE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0PL | £228,000 | 21/07/2023 | Semi-detached |
| 2 OAKVIEW TERRACE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0BZ | £123,000 | 07/07/2023 | Semi-detached |
| 20 RIDGEWAY DRIVE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0NU | £188,000 | 16/06/2023 | Semi-detached |
| 86 UPPER BATLEY LANE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0NP | £210,000 | 31/01/2023 | Semi-detached |
| [Same street] 117 UPPER BATLEY LANE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0NW | £320,000 | 06/01/2023 | Terraced |
| 1 WESTERN AVENUE, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0PF | £217,500 | 12/12/2022 | Semi-detached |
| [Same street] 109 UPPER BATLEY LANE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0NW | £255,000 | 25/11/2022 | Semi-detached |
| 84 UPPER BATLEY LANE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0NP | £250,000 | 01/11/2022 | Semi-detached |
| 88 UPPER BATLEY LANE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0NP | £265,500 | 09/09/2022 | Semi-detached |
| 239 WOODLANDS ROAD, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0QW | £450,000 | 02/09/2022 | Semi-detached |
| 12 UPPER BATLEY LANE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0NQ | £197,995 | 14/04/2022 | Semi-detached |
| 55 INTAKE LANE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0BS | £195,000 | 18/02/2022 | Semi-detached |
| 20 NORWOOD DRIVE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0BN | £220,000 | 28/01/2022 | Semi-detached |
| 4 MEADOW CLOSE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0PD | £238,000 | 28/01/2022 | Semi-detached |
| 3 BURNSIDE CLOSE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0NS | £165,000 | 28/01/2022 | Semi-detached |
| 16 BURNSIDE CLOSE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0NS | £175,000 | 26/01/2022 | Semi-detached |
| 4 LEA VIEW, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0BX | £128,000 | 17/12/2021 | Semi-detached |

**Street average:** £342,500 (3 sales)
**Area average:** £213,475 (20 sales)

## Price vs local average

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

- **Local average:** £217,469 (53 Semi-detached, WF17, 2024–2026)
- **Deviation:** -26.4%

## 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:** 0.48% (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:** £1,777/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)

Photo 1 Photo 2 Photo 3 Photo 4 Photo 5 Photo 6 Photo 7 Photo 8 Photo 9 Photo 10

/ 10

Property details

Floor area

90 m²

EPC rating

Last sold

£158,000 Mar 2017

Price per m²

£1,777/m²

Local average

£217,469 (-26.4%)

Deprivation

Decile 9 (28,858 of 33,755)

Street crime

192 incidents within 1 mile (May 2026)

Additional details

Parking: Garage
Garden: Yes

Description

Listed by

Birstall

Barkers Estate Agents

Reference: 55295137

EPC Rating & Upgrade Cost

This certificate expired on 16/01/2025. A new EPC may be required before the property can be marketed or let.

Current rating: D

Potential rating: C

Inspection date: 17/01/2015

Expiry date: 16/01/2025 (expired)

Est. upgrade cost to C: £15,115

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

Recommendations

Floor insulation (suspended floor) (£800 - £1,200)
Low energy lighting for all fixed outlets (£15)
Replace boiler with new condensing boiler (£2,200 - £3,000)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£5,000 - £8,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

EPC Graphs

EER

EIR

FENSA Certificates

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

FENSA Certificate #651734

Property Details

Street: 85 Upper Batley Lane

Town: Batley

Postcode: WF17 0NW

Installation Details

Items: 10 windows and 2 doors

Certificate Issued: 27/04/2003

Work Completed: 31/03/2003

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	10/03/2017 (9 years ago)	£158,000	—

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
16 HILLHEAD DRIVE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0PB	£217,000	08/08/2025	Semi-detached
Same street 119 UPPER BATLEY LANE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0NW	£452,500	21/06/2024	Detached
18 RECTORY DRIVE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0PL	£245,000	19/12/2023	Semi-detached
15 HAREFIELD DRIVE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0PQ	£267,500	15/12/2023	Semi-detached
5 LEA VIEW, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0BX	£145,000	10/08/2023	Semi-detached
10 WESTERN AVENUE, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0PF	£144,000	28/07/2023	Semi-detached
24 RECTORY DRIVE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0PL	£228,000	21/07/2023	Semi-detached
2 OAKVIEW TERRACE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0BZ	£123,000	07/07/2023	Semi-detached
20 RIDGEWAY DRIVE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0NU	£188,000	16/06/2023	Semi-detached
86 UPPER BATLEY LANE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0NP	£210,000	31/01/2023	Semi-detached
Same street 117 UPPER BATLEY LANE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0NW	£320,000	06/01/2023	Terraced
1 WESTERN AVENUE, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0PF	£217,500	12/12/2022	Semi-detached
Same street 109 UPPER BATLEY LANE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0NW	£255,000	25/11/2022	Semi-detached
84 UPPER BATLEY LANE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0NP	£250,000	01/11/2022	Semi-detached
88 UPPER BATLEY LANE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0NP	£265,500	09/09/2022	Semi-detached
239 WOODLANDS ROAD, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0QW	£450,000	02/09/2022	Semi-detached
12 UPPER BATLEY LANE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0NQ	£197,995	14/04/2022	Semi-detached
55 INTAKE LANE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0BS	£195,000	18/02/2022	Semi-detached
20 NORWOOD DRIVE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0BN	£220,000	28/01/2022	Semi-detached
4 MEADOW CLOSE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0PD	£238,000	28/01/2022	Semi-detached
3 BURNSIDE CLOSE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0NS	£165,000	28/01/2022	Semi-detached
16 BURNSIDE CLOSE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0NS	£175,000	26/01/2022	Semi-detached
4 LEA VIEW, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0BX	£128,000	17/12/2021	Semi-detached

Street average: £342,500 (3 sales)

Area average: £213,475 (20 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 0NW

Nearby

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

Type	Name	Distance
Bus stop	Upper Batley Lane Harefield Drive	0.1 miles
Shop	Birstall Tyre Cenre	0.4 miles
Shop	Unknown	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	6.2 miles
Hospital	Eccleshill NHS Treatment Centre	7.0 miles

Street-level crime

Category	Count
Violence and sexual offences	78
Anti-social behaviour	38
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	192

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	0.2 miles	Good — 12 Jun 2017
Batley Girls' High School	Secondary	0.2 miles	Outstanding — 31 Oct 2013
Birstall Primary Academy	Primary	0.4 miles	Good — 19 Nov 2018
Carlinghow Academy	Primary	0.7 miles	Good — 17 Jul 2022
Batley Grammar School	Other	0.7 miles	— (Inspected (no overall grade))

Rental Comparables

Rental listings exist nearby, but none matched the 3-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.48%

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).