# 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Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** C - **Expiry date:** 16/01/2025 — **EXPIRED** (no longer valid for marketing or letting) - **Est.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 | | 3 BURNSIDE CLOSE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0NS | £165,000 | 28/01/2022 | 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 | | 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:** £216,590 (54 Semi-detached, WF17, 2024–2026) - **Deviation:** -26.2% ## 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:** 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)