Local market reports › WF area › WF17 › WF17 8
Birstall market report WF17 8, Batley
The WF17 8 (Birstall) house price history in full, 1995 to 2026, in cash and in today's money. The raw material for this page is 3,478 HM Land Registry entries for WF17 8 (Batley), going back to 1995: each an actual purchase at an actual price. Rents come from the ONS. Valuations, estimates and asking prices appear nowhere in it.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: the 2026 median for WF17 8 (Batley) is £158,000, from 45 registered sales, up 5% on five years earlier; the mean is £175,200, and by floor area homes here have averaged about £2,100 per square metre over the last five years. Behind the figures sit 3,478 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
WF17 8 is a postcode sector: one group of streets inside WF17 (Batley). This is as local as the public record gets, but sector medians move on fewer sales than a district's, so expect the lines to be lumpier.
Where WF17 8 sits
Shaded by median price on the same scale as the average prices map. Click any shape to open it on the live map with every sale plotted at its address, or zoom in past street level to see the sold homes right here.
What a home in WF17 8 sells for
The 2026 median for WF17 8 is £158,000, taken from 45 registered sales. The mean, which is what most sites call the "average house price", is £175,200, modestly above it, the usual shape of a market with an expensive tail.
House prices per square metre in WF17 8
A square metre of WF17 8 home has cost about £2,100 on average across the last five years of sales, using the floor area on each home's Energy Performance Certificate: the measure that puts a studio and a five-bed on the same footing.
England and Wales as a whole trade at a £285,000 median, leaving WF17 8 45% below the national figure.
WF17 8's median sold price, 1995 to 2026
The median as recorded at the time, and each year restated in today's money (ONS CPIH), the sharper test of whether homes really got dearer. Hover for the year-by-year figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £158,000 | £158,000 | 45 |
| 2025 | £169,000 | £173,041 | 80 |
| 2024 | £160,000 | £170,113 | 85 |
| 2023 | £145,000 | £159,320 | 91 |
| 2022 | £155,000 | £181,755 | 118 |
| 2021 | £150,000 | £189,919 | 123 |
| 2020 | £131,500 | £170,624 | 93 |
| 2019 | £112,500 | £147,461 | 104 |
| 2018 | £112,000 | £149,298 | 101 |
| 2017 | £130,000 | £177,307 | 125 |
| 2016 | £115,000 | £160,886 | 117 |
| 2015 | £107,500 | £151,898 | 76 |
| 2014 | £97,500 | £138,321 | 110 |
| 2013 | £90,000 | £129,501 | 75 |
| 2012 | £95,000 | £139,828 | 77 |
| 2011 | £98,500 | £148,697 | 96 |
| 2010 | £95,000 | £148,984 | 85 |
| 2009 | £102,000 | £163,966 | 55 |
| 2008 | £115,000 | £188,509 | 83 |
| 2007 | £105,500 | £178,957 | 182 |
| 2006 | £100,000 | £173,587 | 187 |
| 2005 | £95,000 | £169,062 | 131 |
| 2004 | £72,000 | £130,766 | 138 |
| 2003 | £60,000 | £110,535 | 158 |
| 2002 | £46,200 | £86,925 | 192 |
| 2001 | £42,000 | £80,743 | 125 |
| 2000 | £37,700 | £73,986 | 108 |
| 1999 | £38,200 | £76,131 | 110 |
| 1998 | £39,800 | £80,339 | 132 |
| 1997 | £37,000 | £75,880 | 99 |
| 1996 | £36,000 | £75,922 | 94 |
| 1995 | £37,500 | £81,519 | 83 |
In cash terms the typical WF17 8 home went from £37,500 in 1995 to £158,000 in 2026, roughly 4 times the price. Even after inflation that is a real rise of about 94%: homes here genuinely became dearer, not merely more expensive on paper. In inflation-adjusted terms the high-water mark was 2021. The market now sits about 17% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the WF17 8 median
Each bar is the change on the year before, in cash. The zero line is the boundary between rising and falling.
The strongest year on record here is 2005 (+31.9% on the year before); the weakest, 2018 (−13.8%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Growth per year, over one to twenty years
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −6.5% | −8.7% |
| 5 years (since 2021) | +1.0% | −3.6% |
| 10 years (since 2016) | +3.2% | −0.2% |
| 20 years (since 2006) | +2.3% | −0.5% |
The table annualises median growth over each period, with the real column deflated by ONS CPIH. Smoothing hides the cycle (see the chart above for it), and none of this forecasts: it is the record.
Sales activity in WF17 8
How many homes change hands
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
The register shows 45 WF17 8 sales across the most recent twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 153 sales a year before the financial crisis and 84 a year over the last five. Watch the volume as closely as the price. Thin years make jumpy medians, where one street's sales can move the figure, and the newest year is always incomplete because registrations trail completions by weeks or months.
The rental side of WF17 8
For renting purposes WF17 8 sits in Kirklees. The ONS average private rent there is £775 a month (May 2026). The spread runs from £578 a month for a typical one-bed to £1,221 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Kirklees
ONS Price Index of Private Rents, May 2026.
Set against the £158,000 median sold price, £775 a month is £9,300 a year, a gross yield of 5.9%: gross, before letting costs, voids, maintenance and tax, so a ceiling rather than a promise. Rents are published at local-authority level, so nearby districts in the same authority share these figures.
The shape of the WF17 8 market
Only 45 sales completed here in the last twelve months of data, which makes WF17 8 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. The record here is jumpy: year-on-year moves of ten per cent or more are common in the chart above, mostly a function of which homes happened to sell rather than the market lurching. Within WF17, this sector trades 16% below the district median: one of its district's cheaper corners.
Common questions on WF17 8 (Birstall)
Are property prices falling in WF17 8 (Birstall)?
Is WF17 8 (Birstall) a good place to buy a house?
How much did a house sell for in WF17 8 (Birstall)?
Are WF17 8 prices heading up or down?
That question has no honest answer, only evidence. The evidence: the median is up 5% over five years in cash but down 17% after inflation. Weigh the volume chart alongside the price one before deciding anything, and bear in mind every figure is a completed sale that reached the register weeks after completion.
What you could buy in WF17 now
This is what you could actually buy today: 100 homes currently on the market from 8 agents publishing to HomesIndex.
These cover the whole WF17 district, not just WF17 8: live asking prices are collected per district.
Of everything listed here, 31% asks less than the sold record of comparable homes. Every listing is measured against recent recorded sales of similar nearby homes.
- Batley, West Yorkshire, West Yorkshire
- Tichbourne Street, Staincliffe Batley, Batley
- Broomsdale Road, Soothill, Batley, Batley
"Under comparable sales" means the asking price sits below what similar homes nearby actually fetched. Treat it as the start of a conversation, never a valuation, and always view the home.
See every WF17 home for sale on the map →
Refreshed every Monday and Thursday from agents' own feeds to HomesIndex, so a sample of the market rather than all of it. An asking price remains an ask, not a sale.
Bedroom by bedroom: WF prices by size
What homes of each size actually sold for across the WF area, from the Land Registry record. Size steps are fiercely local. A third bedroom adds a quarter to the price in some areas and close to four fifths in others, which is why no national rule of thumb survives contact with a real market.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | — | £242,000 | £332,000 (+37%) | £473,725 (+43%) | £650,000 (+37%) |
| Semi-detached | £170,000 | £184,000 (+8%) | £228,000 (+24%) | £282,000 (+24%) | £362,500 (+29%) |
| Terraced | £125,000 | £144,000 (+15%) | £171,000 (+19%) | £225,250 (+32%) | £291,000 (+29%) |
| Flat | £92,500 | £125,000 (+35%) | £165,000 (+32%) | — | — |
Built from the last four years of recorded sales by form and bedroom count. Bedroom counts are estimated from EPC records (the register carries none), so expect a small number of homes one size adrift. Where too few homes exist to say anything meaningful, the cell is blank.
The risers and the fallers
The spread across the WF area is the point: the same five years treated these districts very differently.
Five-year change in the median, WF area districts
Cash-terms risers and fallers across the area; click any row for that district's full report.
Other sectors in WF17
Sector boundaries hide real price steps. The rest of WF17, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| WF17 0 | £250,000 | 49 |
| WF17 5 | £150,000 | 5 |
| WF17 6 | £170,000 | 24 |
| WF17 7 | £170,000 | 21 |
| WF17 9 | £185,500 | 38 |
Zoom out to the full WF17 district report for the type split, monthly volumes and how WF17 compares with its neighbours.
Thinking of selling in WF17 8? Get a rough value first
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at WF17 8's shading and zoom to the sold homes on the street itself. Agents work from this same Land Registry record when they value; this page puts it in front of you before they arrive.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim WF17 8.
Keep digging
Behind the answers sits the same Land Registry record as this page, with WF17 8 already set as the subject. Free, one click sign in.
See every individual WF17 8 sale on the live map, mapped to the exact address, or zoom the average prices map from neighbourhood shading down to single homes. The report tool writes a custom answer to a specific question, and the mortgage and rent calculator on any sale runs the numbers on a real purchase.
How this page is made: the statistics are computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to address level; inflation adjustment uses the ONS CPIH index; rents are the ONS Price Index of Private Rents at local-authority level. Medians of recorded sales, not valuations. Nothing on this page is financial advice.