Local market reports › WF area › WF17
Birstall market report WF17, Batley
The WF17 (Birstall) house price history in full, 1995 to 2026, in cash and in today's money. Every figure on this page comes from the public record: 16,485 sales registered with HM Land Registry in WF17 (Batley) since 1995, each one a completed purchase at a real price, plus current rental figures from the ONS. Nothing here is a valuation, an estimate or an asking price.
Sales recorded to July 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: the 2026 median for WF17 (Batley) is £188,000, from 182 registered sales, up 30% on five years earlier; the mean is £220,200, and by floor area homes here have averaged about £2,190 per square metre over the last five years. Behind the figures sit 16,485 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
WF17 is a postcode district covering Birstall, Batley, Hanging Heaton in Batley. It is the most useful size for market figures: tight enough to describe somewhere real, large enough that sales keep coming and the medians hold steady.
Where WF17 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.
WF17 sold prices: where the market stands
The WF17 median stands at £188,000 for 2026, built from 182 registered sales; the mean, the figure usually quoted as the "average house price", is £220,200, well above it, the signature of a heavy top tail: a handful of expensive sales lifting the average.
WF17 prices by floor area
Measured by floor area, the last five years of WF17 sales average about £2,190 per square metre. Price per square metre is the fair way to compare a one-bed flat with a four-bed house, and it comes from the Energy Performance Certificate on each sold home.
Set against the £285,000 England and Wales median, WF17 sits 34% below the national market.
WF17'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 | £188,000 | £188,000 | 182 |
| 2025 | £184,200 | £188,605 | 446 |
| 2024 | £185,000 | £196,693 | 413 |
| 2023 | £162,800 | £178,877 | 424 |
| 2022 | £157,500 | £184,687 | 453 |
| 2021 | £145,000 | £183,589 | 561 |
| 2020 | £137,200 | £178,020 | 446 |
| 2019 | £123,200 | £161,486 | 463 |
| 2018 | £120,000 | £159,962 | 460 |
| 2017 | £120,000 | £163,668 | 548 |
| 2016 | £123,000 | £172,078 | 477 |
| 2015 | £112,500 | £158,963 | 400 |
| 2014 | £109,000 | £154,636 | 473 |
| 2013 | £105,000 | £151,085 | 370 |
| 2012 | £100,000 | £147,188 | 337 |
| 2011 | £101,000 | £152,471 | 387 |
| 2010 | £109,000 | £170,940 | 333 |
| 2009 | £110,000 | £176,826 | 279 |
| 2008 | £116,500 | £190,968 | 385 |
| 2007 | £120,000 | £203,553 | 784 |
| 2006 | £110,000 | £190,946 | 763 |
| 2005 | £100,000 | £177,960 | 634 |
| 2004 | £82,000 | £148,928 | 724 |
| 2003 | £68,500 | £126,194 | 782 |
| 2002 | £50,000 | £94,075 | 842 |
| 2001 | £47,000 | £90,355 | 728 |
| 2000 | £45,000 | £88,313 | 646 |
| 1999 | £42,000 | £83,704 | 617 |
| 1998 | £42,000 | £84,780 | 595 |
| 1997 | £38,000 | £77,930 | 569 |
| 1996 | £39,200 | £82,671 | 492 |
| 1995 | £37,000 | £80,432 | 472 |
In cash terms the typical WF17 home went from £37,000 in 1995 to £188,000 in 2026, roughly 5 times the price. Adjusted for inflation it still comes to a real rise of roughly 134%, so homes here got dearer in substance, not only in cash. Measured in today's money the market peaked in 2007; the current median sits about 8% below that. Someone who bought at the 2007 peak has not yet seen that price back in real terms.
Year-on-year change in the WF17 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 2003 (+37.0% on the year before); the weakest, 2011 (−7.3%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of terraced homes dominate the record here, 45% of the typed total. A detached home currently trades at £350,000 against £67,000 for a flat, 5.2 times the price.
Median by property type, WF17
One line per type, years with too few sales omitted. Hover for the year's figures; click a legend entry to isolate a type.
| Type | Median (2026) | Sales that year | All-time sales |
|---|---|---|---|
| Detached | £350,000 | 34 | 2,761 |
| Semi-detached | £205,000 | 66 | 5,828 |
| Terraced | £137,500 | 75 | 7,351 |
| Flats | £67,000 | 7 | 538 |
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +2.1% | −0.3% |
| 5 years (since 2021) | +5.3% | +0.5% |
| 10 years (since 2016) | +4.3% | +0.9% |
| 20 years (since 2006) | +2.7% | −0.1% |
Each row is compound annual growth of the median; ONS CPIH supplies the real-terms deflator. Annualising irons out the cycle, which the chart above shows in full, and past growth records what happened rather than predicting anything.
Sales activity in WF17
Sales per year, counted
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 last five years, month by month
Sales as they reached the register each month. Expect the seasonal sawtooth, and discount the newest months while late entries land.
WF17 recorded 363 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 738 sales a year before the financial crisis and 384 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.
What tenants pay around WF17
WF17 falls under Kirklees, where the ONS puts the average private rent at £775 a month (May 2026 figures). Size sets most of the rent: one-beds average £578 a month here against £1,221 for four or more bedrooms.
Average monthly rent by size, Kirklees
ONS Price Index of Private Rents, May 2026.
£775 a month is £9,300 a year, which against the £188,000 median sold price makes a gross yield of 4.9%. Gross means before letting costs, voids, maintenance and tax: treat it as a ceiling. The ONS publishes rents by local authority, so neighbouring districts under the same authority share these numbers.
Asked and answered: WF17 (Birstall)
How much did a house sell for in WF17 (Birstall)?
Are property prices falling in WF17 (Birstall)?
Is WF17 (Birstall) a good place to buy a house?
Are WF17 prices heading up or down?
Prediction is not this page's business. Its business is the record, which says: the median is up 30% over five years in cash and flat after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.
On the market in WF17 today
Everything above is what homes in WF17 sold for. The live side of the market holds 100 homes at the moment, listed by 8 agents publishing to HomesIndex, at a typical asking price 6% above the WF17 median sold price.
31% of current listings sit under the prices comparable homes actually fetched. 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.
Moving up a bedroom in WF: the cost
What homes of each size actually sold for across the WF area, from the Land Registry record. The jump between sizes is local: in some areas a third bedroom adds a quarter to the price, in others nearly four fifths, so a national rule of thumb will mislead you here.
| 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%) | — | — |
Four years of recorded sales, split by built form and bedroom count. The register does not state bedrooms, so sizes come from each home's EPC record and a few homes will land one size out. Blank cells mean too few homes for the figure to mean anything.
The risers and the fallers
WF17 ranks 3 of 17 in the WF area on five-year growth. The gap between the top and bottom of this chart is the difference between buying well and buying badly in the same city.
Winners and losers across the WF area, five years
The biggest risers and fallers in cash terms; every row links to that district's report.
Inside WF17, sector by sector
The next slice down is the postcode sector: a group of streets, each with its own report. Two sectors a short walk apart can trade at sharply different prices.
| 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 8 | £158,000 | 45 |
| WF17 9 | £185,500 | 38 |
How WF17 compares nearby
Same city, different markets. The neighbouring districts of the WF area, dearest first:
| District | Median | 5-year |
|---|---|---|
| WF14 | £240,000 | +23% |
| WF3 | £235,000 | +16% |
| WF4 | £230,000 | +24% |
| WF2 | £225,000 | +7% |
| WF8 | £221,000 | +11% |
| WF5 | £207,500 | +13% |
| WF1 | £200,000 | -7% |
| WF15 | £199,500 | +21% |
| WF6 | £195,000 | +5% |
| WF12 | £195,000 | +15% |
| WF16 | £193,000 | +40% |
| WF11 | £190,000 | +31% |
| WF17 (this report) | £188,000 | +30% |
| WF7 | £187,500 | +2% |
| WF10 | £182,500 | +13% |
| WF9 | £167,800 | +12% |
| WF13 | £140,000 | +27% |
Selling in WF17? Start from the sold record
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at WF17'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.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim WF17.
Go deeper
Behind the answers sits the same Land Registry record as this page, with WF17 already set as the subject. Free, one click sign in.
The live map plots every individual WF17 sale at its exact address, and the average prices map zooms from neighbourhood shading to single homes. For a specific question, the report tool writes a custom answer, and any sale's mortgage and rent calculator runs the numbers on a real purchase.
About the numbers: everything is computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to the address; today's-money figures use the ONS CPIH index, and rents are the ONS Price Index of Private Rents by local authority. These are medians of recorded sales, not valuations, and none of it is financial advice.