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

## Property Details

| Key | Value |
|-----|-------|
| Address | 53 SYCAMORE WAY, BATLEY, BIRSTALL, WEST YORKSHIRE WF17 0EE |
| Price | £275,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Council tax | D |
| Last sold | £257,500 Jun 2024 |

## Description

A modern three bedroom detached property situated at the head of this popular cul-de-sac within easy access of Birstall town centre and a short drive from Junction 27 of the motorway network. Offering good sized family accommodation that benefits from Upvc double glazing, gas central heating system and garage. The property briefly comprises dining kitchen, conservatory, lounge, three bedrooms, family bathroom, ample off-street parking, gardens front and rear.

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.

## Property Photos

- ![Photo](/listings/photos/139617998/1261966)
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## Floorplans

- ![Floorplan 1](/listings/photos/139617998/1261995) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/139617998/1261997) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 53 SYCAMORE WAY, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0EE | £257,500 | 13/06/2024 | Detached |
| 53 SYCAMORE WAY, BIRSTALL, BATLEY, KIRKLEES, WEST YORKSHIRE, WF17 0EE | £168,000 | 05/10/2007 | 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] 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)

## Price vs local average

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

- **Local average:** £287,928 (23 Detached, WF17, 2024–2026)
- **Deviation:** -4.5%

## 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):** £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 | 1.12 miles | OpenRent |

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

## 1% Rule

- **Rent ratio:** 0.47% (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:** 5.7%
- **Cost-to-rent:** 17.6×
- **Monthly cashflow:** £62/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 0.9%

*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:** -31.3%
- **10y growth:** 5.7%

## 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)