WOOD BOTTOM FARM, BENT LEY ROAD, MELTHAM, HOLMFIRTH, HD9 4AP - £425,000

The information on this page is based on a number of underlying datasets, most of which are updated monthly. We maintain an update schedule which explains which version of each dataset we are currently relying on.

WOOD BOTTOM FARM is a very large extended detached house of 254m², built sometime between 1991 and 1995, which could now be worth an estimated £767,838. It was last sold for £425,000 in October 2004, which was around 126% above the average October 2004 detached price in the Kirklees local authority area. The most recent EPC inspection was September 2022, where the current energy rating was D, and the potential energy rating was D.

WOOD BOTTOM FARM Sold Prices

Land registry data shows two sales for WOOD BOTTOM FARM since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the Kirklees local authority area for the corresponding sale date. Both of the two WOOD BOTTOM FARM sales were for above the average price. The average price is sourced from the Office for National Statistics' House Price Index (HPI).

Date	Price	HPI Price	Variation from HPI
2004 19 OCT	£425,000	£188,359	126% above HPI
2002 9 OCT	£332,000	£123,265	169% above HPI

WOOD BOTTOM FARM Price Paid vs. HPI Average

The below graph shows the average detached house price in the Kirklees local authority area over time, sourced from the HPI. The two WOOD BOTTOM FARM sales from October 2002 and October 2004 have been plotted on the graph. A line has been extrapolated to show what the value of the property might have been over time, following each sale, had it maintained the same margin above or below the HPI (as a percentage). For example, the October 2002 sale was for 169% above the HPI. So the extrapolation line tracks at 169% above the HPI over time, until the October 2004 sale, where it falls to 126% above the HPI. The line then continues to track at 126% above the HPI.

What might WOOD BOTTOM FARM be worth now?

WOOD BOTTOM FARM might now be worth an estimated £767,838.

This is based on house price inflation of 80.7%, between October 2004 and February 2025, for detached houses, in the Kirklees local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 80.7% inflationary increase is applied to the most recent sale price for WOOD BOTTOM FARM of £425,000 on 19th October 2004. For the value to have increased from £425,000 to £767,838 over the 21 years and eight months to February 2025, the following assumptions must hold true:

• The value of WOOD BOTTOM FARM has moved in line with the HPI for detached houses in the Kirklees local authority area.
• The October 2004 sale price of £425,000 represented a fair market value for the property.
• The size, condition, and specification of WOOD BOTTOM FARM has not materially changed since October 2004.

How Large is WOOD BOTTOM FARM?

WOOD BOTTOM FARM is 254m², which includes four extensions, according to the EPC inspection conducted in September 2022. This puts it in the largest 10% of detached houses houses in Meltham, based on EPC data. The below chart shows the distribution of detached houses houses by size in Meltham, and where WOOD BOTTOM FARM lies on this distribution: 99% of detached houses houses are smaller than WOOD BOTTOM FARM, and 1% of houses are larger. Note that EPC data is not available for all properties in Meltham.

WOOD BOTTOM FARM: Plot and Title Map

WOOD BOTTOM FARM sits on a plot of roughly 0.473 of an acre, or 1,913m². The below map shows the location of WOOD BOTTOM FARM, an approximate outline of the building(s), and the indicative extent of the property. The plot extent is a Land Registry INSPIRE Index Polygon, and it is important to note that a title may include more than one polygon, whereas only one polygon is shown on the map (the polygon which intersects with the position of WOOD BOTTOM FARM). The full extent of the land contained in any registered title can only be identified from the individual title plan. The maps on this page should not be relied upon to establish the extent of a title.

Where is WOOD BOTTOM FARM?

WOOD BOTTOM FARM is located on BENT LEY ROAD in MELTHAM, in the HD9 postcode district. The below map shows the position of WOOD BOTTOM FARM on BENT LEY ROAD.