# 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 Semi-Detached House, Walton Drive, BD11 | £1,300/mo | 3 | 1.08 miles | OpenRent |

**Average rent: £1,300/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.65% (weak for cashflow)
- **Max investor price (0.8%):** £162,500
- **Target investor price (1%):** £130,000

*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 £1,300/mo).*

- **Gross yield:** 7.8%
- **Cost-to-rent:** 12.8×
- **Monthly cashflow:** £358/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 7.4%

*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:** -36.3%
- **10y growth:** 4.2%

## 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)