Sold STC Detached

51 SYCAMORE WAY

BATLEY, BIRSTALL, WEST YORKSHIRE WF17 0EE

3 beds 1 baths Listed 1 Feb 2019 (-2726d)

£199,950

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# 3 bedroom detached house for sale (WF17 0EE)

## Property Details

| Key | Value |
|-----|-------|
| Address | 51 SYCAMORE WAY, BATLEY, BIRSTALL, WEST YORKSHIRE WF17 0EE |
| Price | £199,950 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Last sold | £199,950 Apr 2019 |

## Description

DELIGHTFUL REAR GARDEN: Do not miss this immaculate Detached that occupies a position at the head of the cul de sac. Providing 3 Bedrooms, with a lovely, larger than average rear garden, ideal for outdoor entertaining. Further benefits include Central Heating, Double Glazing, Conservatory, Garage/Driveway & Workshop/Office. Ideal for someone who works from home.

The accommodation comprises: Entrance Hall, Lounge, Dining Kitchen, Conservatory, 3 Bedrooms & Bathroom. Outside: Office/Workshop.

## Property Photos

- ![Garden](/listings/photos/69830500/1262102) - Garden
- ![Lounge](/listings/photos/69830500/1262105) - Lounge
- ![Kitchen](/listings/photos/69830500/1262109) - Kitchen
- ![Kitchen](/listings/photos/69830500/1262112) - Kitchen
- ![Conservatory](/listings/photos/69830500/1262114) - Conservatory
- ![Bedroom](/listings/photos/69830500/1262118) - Bedroom
- ![Shower Room](/listings/photos/69830500/1262121) - Shower Room
- ![Office](/listings/photos/69830500/1262123) - Office
- ![Garden](/listings/photos/69830500/1262128) - Garden
- ![Lounge](/listings/photos/69830500/1262132) - Lounge
- ![Bedroom](/listings/photos/69830500/1262135) - Bedroom
- ![Office](/listings/photos/69830500/1262140) - Office
- ![Office](/listings/photos/69830500/1262146) - Office
- ![Garden](/listings/photos/69830500/1262149) - Garden
- ![External](/listings/photos/69830500/1262152) - External

## Floorplans

- ![Floorplan](/listings/photos/69830500/1262155) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/69830500/1262158) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 51 SYCAMORE WAY, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0EE | £199,950 | 05/04/2019 | Detached |
| 51 SYCAMORE WAY, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0EE | £155,000 | 31/01/2011 | Detached |
| 51 SYCAMORE WAY, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0EE | £95,000 | 01/10/2007 | 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 |
|---------|-------|------|------|
| 29 MOAT HILL, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0DX | £265,000 | 12/12/2025 | Detached |
| [Same street] 56 SYCAMORE WAY, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0EE | £240,000 | 14/02/2025 | Detached |
| [Same street] 6 SYCAMORE WAY, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0EE | £220,000 | 10/02/2025 | Semi-detached |
| [Same street] 53 SYCAMORE WAY, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0EE | £257,500 | 13/06/2024 | Detached |
| [Same street] 60 SYCAMORE WAY, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0EE | £344,000 | 07/12/2023 | Detached |
| 19 GREENACRES DRIVE, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 9RA | £275,000 | 30/10/2023 | Detached |
| 40 WESTERN AVENUE, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0PF | £228,000 | 06/10/2023 | Detached |
| [Same street] 54 SYCAMORE WAY, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0EE | £292,500 | 05/01/2023 | Detached |
| [Same street] 39 SYCAMORE WAY, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0EE | £250,000 | 09/12/2022 | Detached |
| 32 WESTERN AVENUE, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0PF | £299,950 | 11/11/2022 | Detached |
| 16 GREENACRES DRIVE, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 9RA | £267,500 | 28/06/2022 | Detached |
| 39 ELDER CLOSE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0DD | £230,000 | 22/04/2022 | Detached |
| [Same street] 32 SYCAMORE WAY, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0EE | £200,000 | 25/03/2022 | Semi-detached |
| 34 GREENACRES DRIVE, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 9RA | £225,000 | 16/08/2021 | Detached |
| 4 SANDAL WAY, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0RB | £235,000 | 06/08/2021 | Detached |

**Street average:** £257,714 (7 sales)
**Area average:** £253,181 (8 sales)

## Price vs local average

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

- **Local average:** £287,928 (23 Detached, WF17, 2024–2026)
- **Deviation:** -30.6%

## 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

## 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 |
|------|------|------|------|------|
| 3 Bed Terraced House, Branwell Avenue, WF17 | £900/mo | 3 | 0.39 miles | OpenRent |
| 3 Bed Semi-Detached House, Walton Drive, BD11 | £1,300/mo | 3 | 1.08 miles | OpenRent |

**Average rent: £1,100/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.55% (weak for cashflow)
- **Max investor price (0.8%):** £137,500
- **Target investor price (1%):** £110,000

*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 £1,100/mo).*

- **Gross yield:** 6.6%
- **Cost-to-rent:** 15.1×
- **Monthly cashflow:** £178/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 3.7%

*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:** -36%
- **10y growth:** -0.1%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 3.7%
- **5y growth (index):** 26.4%
- **10y growth (index):** 55%

## 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)

Garden Lounge Kitchen Kitchen Conservatory Bedroom Shower Room Office Garden Lounge Bedroom Office Office Garden External

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Property details

Last sold

£199,950 Apr 2019

Local average

£287,928 (-30.6%)

Deprivation

Decile 7 (23,447 of 33,755)

Street crime

144 incidents within 1 mile (May 2026)

Key features

DO NOT MISS THIS
Delightful rear garden
Immaculate Detached
3 Bedrooms
Position head of cul de sac
Larger than average garden
Lounge, Kitchen, Conservatory
Office/Workshop
Energy Rating C

Additional details

Parking: Yes
Garden: Yes

Description

Listed by

Birkenshaw

Robert Watts

Reference: 69830500

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

EPC Graphs

EPC Rating Graph

Price history

110% since 2007

Event	Date	Price	% change
Sold	05/04/2019 (7 years ago)	£199,950	+29%
Sold	31/01/2011 (15 years ago)	£155,000	+63.2%
Sold	01/10/2007 (18 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
29 MOAT HILL, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0DX	£265,000	12/12/2025	Detached
Same street 56 SYCAMORE WAY, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0EE	£240,000	14/02/2025	Detached
Same street 6 SYCAMORE WAY, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0EE	£220,000	10/02/2025	Semi-detached
Same street 53 SYCAMORE WAY, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0EE	£257,500	13/06/2024	Detached
Same street 60 SYCAMORE WAY, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0EE	£344,000	07/12/2023	Detached
19 GREENACRES DRIVE, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 9RA	£275,000	30/10/2023	Detached
40 WESTERN AVENUE, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0PF	£228,000	06/10/2023	Detached
Same street 54 SYCAMORE WAY, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0EE	£292,500	05/01/2023	Detached
Same street 39 SYCAMORE WAY, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0EE	£250,000	09/12/2022	Detached
32 WESTERN AVENUE, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0PF	£299,950	11/11/2022	Detached
16 GREENACRES DRIVE, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 9RA	£267,500	28/06/2022	Detached
39 ELDER CLOSE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0DD	£230,000	22/04/2022	Detached
Same street 32 SYCAMORE WAY, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0EE	£200,000	25/03/2022	Semi-detached
34 GREENACRES DRIVE, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 9RA	£225,000	16/08/2021	Detached
4 SANDAL WAY, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0RB	£235,000	06/08/2021	Detached

Street average: £257,714 (7 sales)

Area average: £253,181 (8 sales)

Capital growth trend

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

5y growth -36%

10y growth -0.1%

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

1y (index) 3.7%

5y (index) 26.4%

10y (index) 55%

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 0EE

Nearby

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

Type	Name	Distance
Shop	The Oak Pine Furniture	0.1 miles
Shop	Bed Factory	0.1 miles
Bus stop	Gelderd Road The Green	0.1 miles
Train station	Batley	2.2 miles
Train station	Morley	2.9 miles
Hospital	Sir Karl Cohen Square	4.9 miles
University	Kirkstall Brewery Residences	5.8 miles
University	Leeds Law School	6.1 miles
Hospital	Eccleshill NHS Treatment Centre	6.6 miles

Street-level crime

Category	Count
Violence and sexual offences	60
Anti-social behaviour	23
Criminal damage and arson	19
Public order	15
Vehicle crime	9
Other theft	7
Burglary	5
Shoplifting	4
Other crime	1
Theft from the person	1
Total incidents	144

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
Birstall Primary Academy	Primary	0.3 miles	Good — 19 Nov 2018
St Peter's Church of England Voluntary Aided Junior, Infant and Early Years School	Primary	0.4 miles	Good — 31 Jan 2024
Batley Girls' High School	Secondary	0.5 miles	Outstanding — 31 Oct 2013
Fieldhead Primary Academy	Primary	0.5 miles	Good — 30 Nov 2023
Windmill CofE (VC) Primary School	Primary	0.5 miles	Good — 12 Jun 2017

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
3 Bed Terraced House, Branwell Avenue, WF17	£900/mo	3	0.39 miles	OpenRent
3 Bed Semi-Detached House, Walton Drive, BD11	£1,300/mo	3	1.08 miles	OpenRent

Average rent: £1,100/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.55%

Max investor price (0.8%) £137,500

Target investor price (1%) £110,000

Gross yield 6.6%

Cost-to-rent ratio 15.1×

Monthly cashflow £178/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 3.7%

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).