53 SYCAMORE WAY
BATLEY, BIRSTALL, WEST YORKSHIRE WF17 0EE
£275,000
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Property details
Tenure
FREEHOLD
Floor area
73 m²
Council tax band
D
EPC rating
C
Year built
England and Wales: 1983-1990
Last sold
£257,500 Jun 2024
Price per m²
£3,767/m²
Local average
£287,928 (-4.5%)
Deprivation
Decile 7 (23,447 of 33,755)
Street crime
158 incidents within 1 mile (May 2026)
Key features
- Three Bedroom Detached Property
- Conservatory
- Garage
- Gardens to Front and Rear
- Ample Off Street Parking
Additional details
- Parking
- Yes
- Garden
- Yes
Description
DINING KITCHEN 16`4` X 9`1`
With a range of modern base and wall units incorporating single drainer stainless steel sink unit, glazed display units, plumbing for automatic washing machine and dishwasher, tiled floor, coving to ceiling, double doors provide access to conservatory and lounge.
CONSERVATORY 10`6` X 9`6`
Upvc double glazed windows to three sides, laminate flooring, doors provide access to rear garden.
LOUNGE 14`9` X 13`
Wood fire surround, gas fire, coving to ceiling, wood flooring, under stairs storage area.
Hall with Entrance Porch
Stairs to First Floor
BEDROOM ONE 11`9` X 9`9` TO WARDROBES
Fitted wardrobes to one wall, laminate flooring.
BEDROOM TWO 9`9` X 8`6`
Laminate flooring.
BEDROOM THREE 6`9` X 7`6`
BATHROOM 7`7` X 6`2`
Three piece suite comprising bath with mixer tap, low flush W.C., pedestal wash hand basin, wall mounted heated towel rail.
OUTSIDE
To the front of the property is a block paved parking area which extends to the side and leads to the detached garage. The garage has up and over door, power and light. To the rear of the property is a private enclosed garden with paved patio area, separate seating areas, lawns, vegetable beds and fruit trees. Garden shed.
DIRECTIONS
From the Birstall office proceed to the Nelson Street traffic lights, continue ahead into Leeds Road, take the second turning on the left onto Moat Hill, continue along Moat Hill and take the second turning on the left onto Sycamore Way where the property will be identified by the Watsons for sale board.
Viewing by appointment with the Birstall office.
Notice
Please note we have not tested any apparatus, fixtures, fittings, or services. Interested parties must undertake their own investigation into the working order of these items. All measurements are approximate and photographs provided for guidance only.
Listed by
Birstall
Watsons Property Services
Reference: 139617998
EPC Rating & Upgrade Cost
Current rating: C
Potential rating: B
Inspection date: 31/08/2023
Expiry date: 30/08/2033
Est. upgrade cost to C: £10,500
Recommendations
- Floor insulation (suspended floor) (£800 - £1,200)
- Solar water heating (£4,000 - £6,000)
- Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)
Flood risk
Zone: 1
Risk: Low
Job (default Low)
Floorplans
Floorplan 1
EPC Graphs
EPC 1
Price history
53% since 2007
| Event | Date | Price | % change |
|---|---|---|---|
| Sold | 13/06/2024 (2 years ago) | £257,500 | +53.3% |
| Sold | 05/10/2007 (18 years ago) | £168,000 | — |
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 60 SYCAMORE WAY, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0EE | £344,000 | 07/12/2023 | Detached |
| STONEHAVEN, 46 BROWNHILL ROAD, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0DQ | £750,000 | 24/11/2023 | Detached |
| 40 WESTERN AVENUE, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0PF | £228,000 | 06/10/2023 | Detached |
| 69 HILLHEAD DRIVE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0PJ | £395,000 | 14/07/2023 | 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 |
| 79 HILLHEAD DRIVE, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0PJ | £280,000 | 01/11/2022 | 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 |
| 4 SANDAL WAY, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0RB | £235,000 | 06/08/2021 | Detached |
Street average: £257,750 (6 sales)
Area average: £335,369 (8 sales)
Capital growth trend
Land Registry outcode average: last 12 months vs 5y and 10y ago (from sold prices).
House Price Index (HM Land Registry — official index, not sold-price averages): Kirklees. Series: Detached. As of April 2026.
Rental Range
Estimated market rent for Kirklees. Low = conservative, Realistic = average, Optimistic = best case.
Based on Local Authority from postcode lookup → Kirklees.
LHA (30th percentile) floor for Harrogate: £873/mo (Apr 2025 – Mar 2026)
Location
Nearby
Nearest stations, universities and amenities (distance from property).
| Type | Name | Distance |
|---|---|---|
| Shop | The Oak Pine Furniture | 0.1 miles |
| Shop | Newway | 0.1 miles |
| Bus stop | Gelderd Road Birstall | 0.1 miles |
| Bus stop | Leeds Road Sovereign Close | 0.2 miles |
| Train station | Batley | 2.1 miles |
| Train station | Morley | 2.9 miles |
| Hospital | Sir Karl Cohen Square | 4.9 miles |
| University | Kirkstall Brewery Residences | 5.9 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 | 64 |
| Anti-social behaviour | 31 |
| Criminal damage and arson | 19 |
| Public order | 15 |
| Vehicle crime | 9 |
| Other theft | 7 |
| Burglary | 6 |
| Shoplifting | 4 |
| Other crime | 2 |
| Theft from the person | 1 |
| Total incidents | 158 |
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 | 0.4 miles | Outstanding — 31 Oct 2013 |
| Windmill CofE (VC) Primary School | Primary | 0.5 miles | Good — 12 Jun 2017 |
| Fieldhead Primary Academy | Primary | 0.5 miles | Good — 30 Nov 2023 |
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 | 1.12 miles | OpenRent |
Average rent: £1,300/mo (1 listing)
Rent-driven metrics
Based on OpenRent comparables.
- 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).