Sold STC Town house

32 OAKS ROAD

BATLEY, SOOTHILL, WEST YORKSHIRE WF17 6NS

2 beds 1 baths 54 m² Listed 7 Jan 2021 (-1994d)

£99,500

Save

# 2 bedroom town house for sale (WF17 6NS)

## Property Details

| Key | Value |
|-----|-------|
| Address | 32 OAKS ROAD, BATLEY, SOOTHILL, WEST YORKSHIRE WF17 6NS |
| Price | £99,500 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Last sold | £95,000 Feb 2021 |

## Description

Whitegates are delighted to offer for sale this two bedroom mid terrace townhouse in the highly popular area of Soothill. Offered with NO CHAIN, the property has been recently decorated throughout and benefits from a new fitted kitchen and new carpets. Having an integral garage to the rear, the property is ideally positioned within a short walking distance to Batley Railway Station, local amenities and Batley Town Centre nearby. Viewing highly advised at your earliest convenience.

## Property Photos

- ![Picture No. 17](/listings/photos/76891185/725857) - Picture No. 17
- ![Picture No. 22](/listings/photos/76891185/725858) - Picture No. 22
- ![Picture No. 27](/listings/photos/76891185/725859) - Picture No. 27
- ![Picture No. 20](/listings/photos/76891185/725861) - Picture No. 20
- ![Picture No. 29](/listings/photos/76891185/725864) - Picture No. 29
- ![Picture No. 23](/listings/photos/76891185/725866) - Picture No. 23
- ![Picture No. 24](/listings/photos/76891185/725869) - Picture No. 24
- ![Picture No. 25](/listings/photos/76891185/725872) - Picture No. 25
- ![Picture No. 26](/listings/photos/76891185/725875) - Picture No. 26
- ![Picture No. 31](/listings/photos/76891185/725876) - Picture No. 31
- ![Picture No. 30](/listings/photos/76891185/725879) - Picture No. 30
- ![Picture No. 19](/listings/photos/76891185/725881) - Picture No. 19

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/76891185/725884) - EPC Rating Graph

## FENSA Certificates

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

### FENSA Certificate #17038268
- **Address:** 32 Oaks Road, Soothill, WF17 6NS
- **Certificate Issued:** 09/11/2025
- **Work Completed:** 01/11/2025
- **Items:** 7 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 32 OAKS ROAD, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6NS | £95,000 | 26/02/2021 | Terraced |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| [Same street] 25 OAKS ROAD, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6NS | £131,350 | 28/01/2026 | Detached |
| 84 GRANGE ROAD, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6LN | £180,000 | 11/12/2025 | Terraced |
| 98 SOOTHILL LANE, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6NB | £156,000 | 28/11/2025 | Terraced |
| [Same street] 9 OAKS ROAD, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6NS | £119,000 | 19/09/2025 | Terraced |
| [Same street] 11 OAKS ROAD, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6NS | £155,000 | 16/05/2025 | Terraced |
| [Same street] 21 OAKS ROAD, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6NS | £188,000 | 28/02/2025 | Semi-detached |
| 3 CLUTTON STREET, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6NP | £100,000 | 28/02/2025 | Terraced |
| [Same street] 11A OAKS ROAD, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6NS | £57,000 | 20/06/2024 | Terraced |
| 76 GRANGE ROAD, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6LN | £98,000 | 24/11/2023 | Terraced |
| 46 GRANGE ROAD, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6LN | £115,000 | 03/11/2023 | Terraced |
| 38 BROOMSDALE ROAD, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6NL | £70,000 | 15/08/2023 | Terraced |
| 96 SOOTHILL LANE, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6NB | £77,500 | 28/07/2023 | Terraced |
| 24 GRANGE ROAD, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6LN | £99,000 | 20/06/2023 | Terraced |
| 23 CLUTTON STREET, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6NP | £166,000 | 15/06/2023 | Terraced |
| 82 SOOTHILL LANE, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6NB | £95,000 | 27/04/2023 | Terraced |
| 25 GREEN CLOSE, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6NG | £145,000 | 20/01/2023 | Terraced |
| 28 GRACE LEATHER LANE, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6ND | £50,000 | 21/12/2022 | Terraced |
| 148 GRANGE ROAD, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6LW | £138,000 | 20/12/2022 | Terraced |
| 46 GRANGE ROAD, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6LN | £76,800 | 13/12/2022 | Terraced |
| 54 SOOTHILL LANE, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6NQ | £62,000 | 08/12/2022 | Terraced |
| 7 OAKWOOD MEWS, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6NN | £173,000 | 21/10/2022 | Terraced |
| 23 FRANCE STREET, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6NU | £61,000 | 17/10/2022 | Terraced |
| [Same street] 2 OAKS ROAD, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6NS | £135,000 | 10/10/2022 | Terraced |
| 50 SOOTHILL LANE, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6NQ | £100,000 | 30/06/2022 | Terraced |
| 23 FRANCE STREET, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6NU | £47,500 | 23/06/2022 | Terraced |
| 80 WILLOW TERRACE, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6LQ | £101,000 | 31/05/2022 | Terraced |

**Street average:** £130,892 (6 sales)
**Area average:** £105,540 (20 sales)

## Price vs local average

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

- **Local average:** £142,847 (49 Terraced, WF17, 2024–2026)
- **Deviation:** -30.3%

## 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 End Terrace, Soothill Lane, WF17 | £725/mo | 2 | 0.06 miles | OpenRent |
| 2 Bed Flat, Cardigan Close, WF17 | £750/mo | 2 | 0.2 miles | OpenRent |
| 2 Bed End Terrace, Regent Mews, WF17 | £950/mo | 2 | 0.24 miles | OpenRent |
| 2 Bed Flat, Soothill, WF17 | £750/mo | 2 | 0.24 miles | OpenRent |
| 2 Bed Flat, Station Road, WF17 | £650/mo | 2 | 0.27 miles | OpenRent |
| 2 Bed Flat, Station Road, WF17 | £650/mo | 2 | 0.29 miles | OpenRent |
| 2 Bed Flat, Station House, WF17 | £750/mo | 2 | 0.3 miles | OpenRent |
| 2 Bed Semi-Detached House, Victor Street, WF17 | £550/mo | 2 | 0.3 miles | OpenRent |
| 2 Bed Semi-Detached House, Victor Street, WF17 | £550/mo | 2 | 0.3 miles | OpenRent |
| 2 Bed Terraced House, Primrose Hill, WF17 | £700/mo | 2 | 0.41 miles | OpenRent |
| 2 Bed Terraced House, Batley, WF17 | £850/mo | 2 | 0.76 miles | OpenRent |

**Average rent: £716/mo (11 listings)**

## 1% Rule

- **Rent ratio:** 0.73% (weak for cashflow)
- **Max investor price (0.8%):** £90,625
- **Target investor price (1%):** £72,500

*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 £725/mo).*

- **Gross yield:** 8.7%
- **Cost-to-rent:** 11.4×
- **Monthly cashflow:** £236/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 9.8%

*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).*

## Capital growth trend

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

- **5y growth:** 73%
- **10y growth:** 61.2%

## House Price Index (HM Land Registry)

*Official index for Kirklees; Terraced series; as of March 2026.*

- **1y growth (index):** 1.8%
- **5y growth (index):** 25.3%
- **10y growth (index):** 57.9%

## 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)

Picture No. 17 Picture No. 22 Picture No. 27 Picture No. 20 Picture No. 29 Picture No. 23 Picture No. 24 Picture No. 25 Picture No. 26 Picture No. 31 Picture No. 30 Picture No. 19

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Property details

Tenure

FREEHOLD

Floor area

54 m²

Last sold

£95,000 Feb 2021

Local average

£142,847 (-30.3%)

Deprivation

Decile 2 (5,321 of 33,755)

Street crime

278 incidents within 1 mile (Apr 2026)

Key features

Two Bedroom Mid Terrace Townhouse
New Fitted Kitchen and New Carpets
Integral Garage
NO CHAIN
Close to Batley Railway Station, Local Amenities and Batley Town Centre Nearby
Viewing Highly Advised

Additional details

Parking: Yes
Garden: Yes

Description

Listed by

Dewsbury

The Property Franchise Group

Reference: 76891185

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

EPC Graphs

EPC Rating Graph

FENSA Certificates

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

FENSA Certificate #17038268 Recent

Property Details

Street: 32 Oaks Road

Town: Soothill

Postcode: WF17 6NS

Installation Details

Items: 7 windows

Certificate Issued: 09/11/2025

Work Completed: 01/11/2025

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	26/02/2021 (5 years ago)	£95,000	—

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
Same street 25 OAKS ROAD, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6NS	£131,350	28/01/2026	Detached
84 GRANGE ROAD, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6LN	£180,000	11/12/2025	Terraced
98 SOOTHILL LANE, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6NB	£156,000	28/11/2025	Terraced
Same street 9 OAKS ROAD, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6NS	£119,000	19/09/2025	Terraced
Same street 11 OAKS ROAD, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6NS	£155,000	16/05/2025	Terraced
Same street 21 OAKS ROAD, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6NS	£188,000	28/02/2025	Semi-detached
3 CLUTTON STREET, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6NP	£100,000	28/02/2025	Terraced
Same street 11A OAKS ROAD, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6NS	£57,000	20/06/2024	Terraced
76 GRANGE ROAD, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6LN	£98,000	24/11/2023	Terraced
46 GRANGE ROAD, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6LN	£115,000	03/11/2023	Terraced
38 BROOMSDALE ROAD, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6NL	£70,000	15/08/2023	Terraced
96 SOOTHILL LANE, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6NB	£77,500	28/07/2023	Terraced
24 GRANGE ROAD, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6LN	£99,000	20/06/2023	Terraced
23 CLUTTON STREET, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6NP	£166,000	15/06/2023	Terraced
82 SOOTHILL LANE, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6NB	£95,000	27/04/2023	Terraced
25 GREEN CLOSE, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6NG	£145,000	20/01/2023	Terraced
28 GRACE LEATHER LANE, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6ND	£50,000	21/12/2022	Terraced
148 GRANGE ROAD, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6LW	£138,000	20/12/2022	Terraced
46 GRANGE ROAD, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6LN	£76,800	13/12/2022	Terraced
54 SOOTHILL LANE, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6NQ	£62,000	08/12/2022	Terraced
7 OAKWOOD MEWS, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6NN	£173,000	21/10/2022	Terraced
23 FRANCE STREET, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6NU	£61,000	17/10/2022	Terraced
Same street 2 OAKS ROAD, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6NS	£135,000	10/10/2022	Terraced
50 SOOTHILL LANE, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6NQ	£100,000	30/06/2022	Terraced
23 FRANCE STREET, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6NU	£47,500	23/06/2022	Terraced
80 WILLOW TERRACE, SOOTHILL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 6LQ	£101,000	31/05/2022	Terraced

Street average: £130,892 (6 sales)

Area average: £105,540 (20 sales)

Capital growth trend

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

5y growth 73%

10y growth 61.2%

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

1y (index) 1.8%

5y (index) 25.3%

10y (index) 57.9%

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 6NS

Nearby

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

Type	Name	Distance
Shop	Studio 87	0.1 miles
Shop	Unknown	0.1 miles
Bus stop	Soothill Lane Green Close	0.1 miles
Bus stop	Grace Leather Lane Soothill Lane	0.1 miles
Train station	Batley	0.2 miles
Train station	Dewsbury	1.5 miles
University	College of the Resurrection	4.4 miles
Hospital	Sir Karl Cohen Square	6.0 miles
University	Leeds Law School	6.6 miles
Hospital	St James's Hospital A&E	7.7 miles

Street-level crime

Category	Count
Violence and sexual offences	85
Anti-social behaviour	54
Shoplifting	29
Other theft	23
Criminal damage and arson	22
Public order	21
Vehicle crime	15
Drugs	10
Other crime	8
Burglary	7
Possession of weapons	2
Robbery	2
Total incidents	278

Within 1 mile during Apr 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
Lydgate Junior and Infant School	Primary	0.4 miles	— (Inspected (no overall grade))
Mill Lane Primary School	Primary	0.5 miles	Good — 23 Sep 2024
Field Lane Junior Infant and Nursery School	Primary	0.5 miles	Good — 17 Oct 2023
Engage Academy	Other	0.5 miles	Good — 3 Apr 2014
Park Road Junior Infant and Nursery School	Primary	0.6 miles	Good — 17 May 2018

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 End Terrace, Soothill Lane, WF17	£725/mo	2	0.06 miles	OpenRent
2 Bed Flat, Cardigan Close, WF17	£750/mo	2	0.2 miles	OpenRent
2 Bed End Terrace, Regent Mews, WF17	£950/mo	2	0.24 miles	OpenRent
2 Bed Flat, Soothill, WF17	£750/mo	2	0.24 miles	OpenRent
2 Bed Flat, Station Road, WF17	£650/mo	2	0.27 miles	OpenRent
2 Bed Flat, Station Road, WF17	£650/mo	2	0.29 miles	OpenRent
2 Bed Flat, Station House, WF17	£750/mo	2	0.3 miles	OpenRent
2 Bed Semi-Detached House, Victor Street, WF17	£550/mo	2	0.3 miles	OpenRent
2 Bed Semi-Detached House, Victor Street, WF17	£550/mo	2	0.3 miles	OpenRent
2 Bed Terraced House, Primrose Hill, WF17	£700/mo	2	0.41 miles	OpenRent
2 Bed Terraced House, Batley, WF17	£850/mo	2	0.76 miles	OpenRent

Average rent: £716/mo (11 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.73%

Max investor price (0.8%) £90,625

Target investor price (1%) £72,500

Gross yield 8.7%

Cost-to-rent ratio 11.4×

Monthly cashflow £236/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 9.8%

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).