# 2 bedroom end of terrace house for sale (WF17 0DA)

## Property Details

| Key | Value |
|-----|-------|
| Address | 63 BROOKROYD LANE, BATLEY, WEST YORKSHIRE WF17 0DA |
| Price | £125,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | A |
| Last sold | £120,500 Mar 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 10/07/2035
- **Current heating cost:** £1,014/year
- **Est. upgrade cost to C:** £18,250

### Recommendations
- Q (£7,500 - £11,000)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2035-8623-0500-0339-2296)

## Description

***** TWO BEDROOM END TERRACE HOUSE - ACCOMMODATION SET OVER THREE FLOORS - PRICED TO ALLOW FOR UPDATING - NO CHAIN *****   This property has gas central heating and PVCu double glazing and comprises: entrance vestibule, lounge, dining kitchen, utility room, guest wc, two first floor bedrooms, bathroom. To the outside, there are small gardens to the front and side with land to the rear providing off street parking. Located close to Birstall centre and all amenities, the property is also within easy reach of the motorway network. A great investment opportunity, viewing is recommended.

**Entrance Vestibule** - Stairs to first floor. Door to front. Radiator.

**Lounge** - 5.6 x 4.5 (18'4" x 14'9") - With windows to front and side. Two radiators. Door giving access to stairs to lower ground floor.

**Dining Kitchen** - 5.3 x 4.0 (17'4" x 13'1") - With base and wall units incorporating stainless steel sink unit. Gas hob and electric oven. Window and door to side. Radiator.

**Utility Room** - 2.1 x 1.5 (6'10" x 4'11") - With base unit incorporating stainless steel sink. Plumbing for automatic washing machine.

**Guest Wc** - Part tiled with low flush wc and wash hand basin. Extractor fan.

**First Floor Landing** - With exposed stone wall and doors to both bedrooms and bathroom. Window to rear.

**Bedroom One** - 4.0 x 2.6 (13'1" x 8'6") - With door giving access to bedroom two. Window to side. Radiator.

**Bedroom Two** - 3.2 x 2.2 (10'5" x 7'2") - With door to bedroom one. Window to front. Radiator.

**Bathroom** - Part tiled with three piece suite comprising: bath with shower over, pedestal wash hand basin, low flush wc. Window to front. Radiator.

**Exterior** - Gardens to front and side.

**Directions** - From Birstall centre proceed down Smithies Lane and turn left at the traffic lights onto Bradford Road. Continue for approximately 1/4 of a mile and Brookroyd Lane will be found on the left hand side. Number 63 Brookroyd Lane will be found on the left, at the junction with Church Road, and is signified by our For Sale board.

## Property Photos

- ![IMG_0493.JPG](/listings/photos/164372168/929037) - IMG_0493.JPG
- ![IMG_0459.JPG](/listings/photos/164372168/929038) - IMG_0459.JPG
- ![IMG_0463.JPG](/listings/photos/164372168/929039) - IMG_0463.JPG
- ![IMG_0472.JPG](/listings/photos/164372168/929040) - IMG_0472.JPG
- ![IMG_0469.JPG](/listings/photos/164372168/929041) - IMG_0469.JPG
- ![IMG_0475.JPG](/listings/photos/164372168/929042) - IMG_0475.JPG
- ![IMG_0476.JPG](/listings/photos/164372168/929043) - IMG_0476.JPG
- ![IMG_0479.JPG](/listings/photos/164372168/929044) - IMG_0479.JPG
- ![IMG_0481.JPG](/listings/photos/164372168/929045) - IMG_0481.JPG
- ![IMG_0491.JPG](/listings/photos/164372168/929046) - IMG_0491.JPG
- ![IMG_0489.JPG](/listings/photos/164372168/929047) - IMG_0489.JPG

## Floorplans

- ![63 Brookroyd Lane.jpg](/listings/photos/164372168/929048) - 63 Brookroyd Lane.jpg

## EPC Graphs

- ![EE Rating](/listings/photos/164372168/929049) - EE Rating

## FENSA Certificates

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

### FENSA Certificate #3887580
- **Address:** 63 Brookroyd Lane, BATLEY, WF17 0DA
- **Certificate Issued:** 11/09/2006
- **Work Completed:** 27/05/2006
- **Items:** 8 window(s), 2 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 63 BROOKROYD LANE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0DA | £120,500 | 16/03/2026 | 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 |
|---------|-------|------|------|
| 770 BRADFORD ROAD, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 8NL | £136,000 | 12/12/2025 | Terraced |
| 69 UPPER BATLEY LANE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0NL | £148,000 | 12/12/2025 | Terraced |
| 49 INTAKE LANE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0BS | £189,950 | 03/12/2025 | Terraced |
| [Same street] 79 BROOKROYD LANE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0DA | £320,000 | 01/12/2023 | Detached |
| [Same street] 93 BROOKROYD LANE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0DA | £140,000 | 17/10/2023 | Terraced |
| 7 OAKVIEW TERRACE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0BZ | £128,000 | 01/09/2023 | Terraced |
| 4 OAKVIEW TERRACE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0BZ | £122,000 | 09/06/2023 | Terraced |
| 764 BRADFORD ROAD, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 8NL | £70,000 | 28/04/2023 | Terraced |
| 1 SCHOOL STREET, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 9EE | £140,000 | 20/12/2022 | Terraced |
| 2 SLADE WALK, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0NF | £159,500 | 25/11/2022 | Terraced |
| 698 BRADFORD ROAD, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 8NG | £118,000 | 18/11/2022 | Terraced |
| 867 BRADFORD ROAD, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 8NN | £104,208 | 20/10/2022 | Terraced |
| [Same street] 52 BROOKROYD LANE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0DA | £188,000 | 07/10/2022 | Terraced |
| 7 SLADE WALK, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0NF | £147,000 | 05/09/2022 | Terraced |
| 7 BROWNHILL ROAD, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0QZ | £143,100 | 24/06/2022 | Terraced |
| 6 INTAKE LANE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0BT | £140,000 | 24/05/2022 | Terraced |
| 700 BRADFORD ROAD, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 8NG | £132,500 | 20/05/2022 | Terraced |
| 3 NEWLEY AVENUE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 8NP | £145,000 | 20/05/2022 | Terraced |
| 6 LAW STREET, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 8NQ | £135,000 | 06/05/2022 | Terraced |
| 6 SMITHIES MOOR LANE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 9AT | £125,000 | 29/04/2022 | Terraced |
| 8 OAKVIEW TERRACE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0BZ | £157,500 | 29/04/2022 | Terraced |
| 69 UPPER BATLEY LANE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0NL | £140,000 | 19/04/2022 | Terraced |
| 1 SLADE WALK, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0NF | £125,000 | 14/04/2022 | Terraced |
| [Same street] 71 BROOKROYD LANE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0DA | £132,000 | 03/12/2021 | Terraced |

**Street average:** £195,000 (4 sales)
**Area average:** £135,288 (20 sales)

## Price vs local average

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

- **Local average:** £141,319 (54 Terraced, WF17, 2024–2026)
- **Deviation:** -11.5%

## 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 Bungalow, Batley, WF16 | £975/mo | 2 | 0.96 miles | OpenRent |
| 2 Bed Bungalow, Batley, WF16 | £900/mo | 2 | 0.96 miles | OpenRent |

**Average rent: £938/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.75% (weak for cashflow)
- **Max investor price (0.8%):** £117,250
- **Target investor price (1%):** £93,800

*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 £938/mo).*

- **Gross yield:** 9%
- **Cost-to-rent:** 11.1×
- **Monthly cashflow:** £327/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 10.8%

*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:** £1,543/m²

## Capital growth trend

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

- **5y growth:** 14.5%
- **10y growth:** 102.5%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 4.1%
- **5y growth (index):** 26.9%
- **10y growth (index):** 57.6%

## 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)