# 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 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 07/07/2030
- **Current heating cost:** £549/year

### Recommendations
- B (1,500)
- B4 (600)
- W1 (1,200)
- E (40)
- F (400)
- I (3,000)
- N (6,000)
- U (5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0252-2888-6133-2900-5565)

## 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).*

## Price per Square Metre

- **£/m²:** £1,843/m²

## 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)