# 3 bedroom detached house for sale (ST11 9NR) ## Property Details | Key | Value | |-----|-------| | Address | 97 UTTOXETER ROAD, DRAYCOTT, STOKE-ON-TRENT ST11 9NR | | Price | £340,000 | | Bedrooms | 3 | | Bathrooms | 1 | | Council tax | C | | Floor area | 115 m² | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** C - **Expiry date:** 19/10/2033 - **Current heating cost:** £2,321/year - **Est. upgrade cost to C:** £9,920 ### Recommendations - E (£20) - G (£350 - £450) - N (£4,000 - £6,000) - U (£3,500 - £5,500) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2716-8141-6377-0621-9318) ## Description Rapunzel, Rapunzel, let down your hair… Welcome to your very own tower of hopes and dreams on Uttoxeter Road. Having undergone a full back-to-brick refurbishment, this three-bedroom property has certainly had the glow-up memo. Tastefully finished throughout with a modern yet homely feel, the property offers a fantastic blend of versatile family space, a landscaped rear garden and a generous driveway. Step through the front door and into the welcoming porch, before entering the spacious hallway. To your left, you’ll find the large open-plan lounge diner. Carpeted throughout, with a beautiful bay window to the front, this light-filled space is ready to be transformed with soft furnishings, cosy seating and a large dining table, perfect for relaxing with the family or entertaining guests. Adjoining the lounge is the conservatory, flooded with natural light and offering a lovely outlook over the garden. Whether it’s an afternoon brew, a good book or simply somewhere to soak up the sunshine, this could quickly become a favourite spot in the house. Then we reach the heart of the home, the kitchen/breakfast room. Sleek navy shaker-style cabinetry, paired with a wood-effect worktop, creates a stylish and practical space that’s ready for everything from morning coffee to those much-loved family favourites. There’s plenty of room for appliances, as well as space for a breakfast table. Glazed patio doors overlook the pretty rear garden, meaning even your morning toast comes with a view. Also downstairs is a versatile study, which, quite honestly, could be whatever your heart desires. A home office, playroom, hobby space or even an additional bedroom, this flexible room has plenty of potential. A convenient guest WC completes the ground floor. Upstairs, the property boasts three bedrooms: two generous doubles and a single, ideal for a nursery, dressing room or home office. The principal bedroom benefits from its own bay window, allowing that lovely morning sunshine to stream in. The modern family bathroom has been finished with both a walk-in shower and a bath, giving you the best of both worlds when it comes to those quick morning starts or long evening soaks. Outside, the landscaped rear garden is a wonderful extension of the living space, featuring a lush green lawn, patio and gravelled areas, perfect for enjoying the great outdoors. An apple tree adds a touch of home-grown charm, while sleeper borders and fencing create a neat and enclosed space for the whole family to enjoy. To the front, a large paved brick driveway provides ample parking for multiple vehicles. And the location? This home sits in the Staffordshire Moorlands village of Draycott-in-the-Moors, surrounded by beautiful countryside and plenty of opportunities to enjoy rural walks. For commuters, there’s excellent access to the A50 or if the train is required then Blythe Bridge train station is just up the road. While a selection of well-regarded schools can be found nearby. Cheadle or Uttoxeter towns are just a short drive away, offering supermarkets, shops, cafés and eateries for all those everyday essentials. So, what more could a princess need? Well, Rapunzel… are you ready to let down your hair? Your next chapter awaits. ## Property Photos - ![Photo](/listings/photos/92475108/2076902) - ![Photo](/listings/photos/92475108/2076903) - ![Photo](/listings/photos/92475108/2076904) - ![Photo](/listings/photos/92475108/2076905) - ![Photo](/listings/photos/92475108/2076906) - ![Photo](/listings/photos/92475108/2076907) - ![Photo](/listings/photos/92475108/2076908) - ![Photo](/listings/photos/92475108/2076909) - ![Photo](/listings/photos/92475108/2076910) - ![Photo](/listings/photos/92475108/2076911) - ![Photo](/listings/photos/92475108/2076912) - ![Photo](/listings/photos/92475108/2076913) - ![Photo](/listings/photos/92475108/2076914) - ![Photo](/listings/photos/92475108/2076915) - ![Photo](/listings/photos/92475108/2076916) - ![Photo](/listings/photos/92475108/2076917) - ![Photo](/listings/photos/92475108/2076918) - ![Photo](/listings/photos/92475108/2076919) - ![Photo](/listings/photos/92475108/2076920) - ![Photo](/listings/photos/92475108/2076921) - ![Photo](/listings/photos/92475108/2076922) - ![Photo](/listings/photos/92475108/2076923) - ![Photo](/listings/photos/92475108/2076924) - ![Photo](/listings/photos/92475108/2076925) - ![Photo](/listings/photos/92475108/2076926) - ![Photo](/listings/photos/92475108/2076927) - ![Photo](/listings/photos/92475108/2076928) - ![Photo](/listings/photos/92475108/2076929) - ![Photo](/listings/photos/92475108/2076930) ## Floorplans - ![All](/listings/photos/92475108/2076931) - All - ![Site Plan](/listings/photos/92475108/2076932) - Site Plan ## FENSA Certificates This property has 1 FENSA certificate(s) on record. ### FENSA Certificate #16560352 - **Address:** 97 Uttoxeter Road, Draycott, ST11 9NR - **Certificate Issued:** 17/11/2024 - **Work Completed:** 07/11/2024 - **Items:** 10 window(s), 3 door(s) ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | [Same street] 52 UTTOXETER ROAD, DRAYCOTT, STOKE-ON-TRENT, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST11 9NR | £110,000 | 12/12/2022 | Terraced | | 118 UTTOXETER ROAD, DRAYCOTT, STOKE-ON-TRENT, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST11 9AB | £390,000 | 10/09/2021 | Detached | **Street average:** £110,000 (1 sale) **Area average:** £390,000 (1 sale) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £407,473 (11 Detached, ST11, 2024–2026) - **Deviation:** -16.6% ## Rental Range *ONS Price Index of Private Rents (Staffordshire Moorlands). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £652/mo - **Realistic:** £724/mo - **Optimistic:** £796/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Staffordshire North (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £593/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, Bridgwood Road, ST11 | £1,100/mo | 3 | 0.63 miles | OpenRent | | 3 Bed Semi-Detached House, Dilhorne Road, ST11 | £1,050/mo | 3 | 0.77 miles | OpenRent | | 3 Bed Semi-Detached House, Crossfield Avenue, ST11 | £995/mo | 3 | 0.99 miles | OpenRent | **Average rent: £1,048/mo (3 listings)** ## 1% Rule - **Rent ratio:** 0.31% (weak for cashflow) - **Max investor price (0.8%):** £131,250 - **Target investor price (1%):** £105,000 *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 £1,050/mo).* - **Gross yield:** 3.7% - **Cost-to-rent:** 27× - **Monthly cashflow:** £-419/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -5.1% *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).* ## Price per Square Metre - **£/m²:** £2,957/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 8.7% - **10y growth:** 30.5% ## House Price Index (HM Land Registry) *Official index for Staffordshire Moorlands; Detached series; as of May 2026.* - **1y growth (index):** 6.9% - **5y growth (index):** 19.1% - **10y growth (index):** 52.5% ## 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)