# 3 bedroom barn conversion for sale (DE6 5GX) ## Property Details | Key | Value | |-----|-------| | Address | THE COACH HOUSE, MILL LANE, ASHBOURNE, DRAYCOTT IN THE CLAY, STAFFORDSHIRE DE6 5GX | | Price | £800,000 | | Bedrooms | 3 | | Bathrooms | 3 | | Council tax | F | | Construction age | England and Wales: 1996-2002 | | Floor area | 181 m² | | Last sold | £466,000 Aug 2010 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** C - **Expiry date:** 15/05/2035 - **Current heating cost:** £1,579/year - **Est. upgrade cost to C:** £14,900 ### Recommendations - W2 (£4,000 - £6,000) - 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/2577-1131-1164-7736-6291) ## Description Nestled within this exclusive development of just five properties is The Coach House, an exquisite three bedroom barn conversion showcasing a wealth of character, generously proportioned interiors and a secluded 1.25 acre plot including landscaped south facing gardens and a paddock. Enjoying a private setting bordered by rolling countryside and picturesque mill waters, this individual former coach house has been finished to an exceptional standard both inside and out, featuring beautifully appointed living accommodation, three double en suite bedrooms and a luxurious outside living space, all within a wonderfully private gated plot. The Coach House benefits from no upward chain and offers immaculate interiors highlighting the original character of this exceptional link-detached barn, alongside traditionally styled finishes including a bespoke kitchen with total-control Aga, modern bathroom suites and an impressive oak framed garden room. In addition to the main property there is further opportunity for development, with a double garage offering annexe potential and a fabulous 1 acre paddock presenting an ideal base for a home-run business, as an Air BnB style rental or to provide rental income (subject to relevant permissions). The Coach House is set part way between the popular villages of Draycott in the Clay and Sudbury in the exclusive de-velopment of Draycott Mill. This secluded private courtyard is formed by individual barn conversions and character homes nestled within pretty Derbyshire countryside and picturesque mill waters. Nearby Draycott offers amenities including a post office, pubs and a village hall, with Sudbury being home to a boutique shopping village and the National Trust owned Sudbury Hall Estate. More comprehensive amenities can be found in the historic market town of Uttoxeter, where there are an array of shops, supermarkets, restaurants, a train station and the renowned Uttoxeter Racecourse. The property lies within catchment for the Sudbury Primary School and there are a choice of middle and high schools including Windsor Park Middle, Thomas Alleynes High and Queen Elizabeths High in Ashbourne. Excellent inde-pendent schools are also easily accessible, including Denstone College and Repton. For leisure pursuits, Draycott in the Clay lies on the Staffordshire/ Derbyshire border, having the Peak District National Park and the Staffordshire Moorlands both within an easy drive. Nearby equestrian centres include Eland Lodge and Marchington Field, and there are a number of local health clubs, gyms and golf clubs including Hoar Cross, St Georges Park and Uttoxeter Golf Club. The Coach House lies within an ideal location for commuter routes including the A50, A38 and M6 Toll. The Interna-tional airports of East Midlands and Manchester are also within a convenient drive. ## Property Photos - ![Photo](/listings/photos/174964340/606810) - ![Photo](/listings/photos/174964340/606811) - ![Photo](/listings/photos/174964340/606812) - ![Photo](/listings/photos/174964340/606813) - ![Photo](/listings/photos/174964340/606814) - ![Photo](/listings/photos/174964340/606815) - ![Photo](/listings/photos/174964340/606816) - ![Photo](/listings/photos/174964340/606817) - ![Photo](/listings/photos/174964340/606818) - ![Photo](/listings/photos/174964340/606819) - ![Photo](/listings/photos/174964340/606820) - ![Photo](/listings/photos/174964340/606821) - ![Photo](/listings/photos/174964340/606822) - ![Photo](/listings/photos/174964340/606823) - ![Photo](/listings/photos/174964340/606824) - ![Photo](/listings/photos/174964340/606825) - ![Photo](/listings/photos/174964340/606826) - ![Photo](/listings/photos/174964340/606827) - ![Photo](/listings/photos/174964340/606828) - ![Photo](/listings/photos/174964340/606829) - ![Photo](/listings/photos/174964340/606830) - ![Photo](/listings/photos/174964340/606831) - ![Photo](/listings/photos/174964340/606832) - ![Photo](/listings/photos/174964340/606833) - ![Photo](/listings/photos/174964340/606834) - ![Photo](/listings/photos/174964340/606835) - ![Photo](/listings/photos/174964340/606836) - ![Photo](/listings/photos/174964340/606837) - ![Photo](/listings/photos/174964340/606838) - ![Photo](/listings/photos/174964340/606839) - ![Photo](/listings/photos/174964340/606840) - ![Photo](/listings/photos/174964340/606841) - ![Photo](/listings/photos/174964340/606842) - ![Photo](/listings/photos/174964340/606843) - ![Photo](/listings/photos/174964340/606844) - ![Photo](/listings/photos/174964340/606845) - ![Photo](/listings/photos/174964340/606846) - ![Photo](/listings/photos/174964340/606847) - ![Photo](/listings/photos/174964340/606848) - ![Photo](/listings/photos/174964340/606849) - ![Photo](/listings/photos/174964340/606850) - ![Photo](/listings/photos/174964340/606851) - ![Photo](/listings/photos/174964340/606852) - ![Photo](/listings/photos/174964340/606853) - ![Photo](/listings/photos/174964340/606854) - ![Photo](/listings/photos/174964340/606855) - ![Photo](/listings/photos/174964340/606856) ## Floorplans - ![Floorplan 1](/listings/photos/174964340/606857) - Floorplan 1 - ![Floorplan 2](/listings/photos/174964340/606858) - Floorplan 2 ## EPC Graphs - ![EE Rating](/listings/photos/174964340/606859) - EE Rating ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | THE COACH HOUSE MILL LANE, DRAYCOTT IN THE CLAY, ASHBOURNE, EAST STAFFORDSHIRE, STAFFORDSHIRE, DE6 5GX | £466,000 | 11/08/2010 | Semi-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 | |---------|-------|------|------| | CROFTSIDE LOWER STREET, DOVERIDGE, ASHBOURNE, DERBYSHIRE DALES, DERBYSHIRE, DE6 5NS | £490,000 | 10/03/2025 | Other | | THE ORCHARDS, DALBURY LEES, ASHBOURNE, SOUTH DERBYSHIRE, DERBYSHIRE, DE6 5BE | £525,000 | 01/12/2023 | Other | | THE ORCHARDS, DALBURY LEES, ASHBOURNE, SOUTH DERBYSHIRE, DERBYSHIRE, DE6 5BE | £525,000 | 01/12/2023 | Other | | SPRINGFIELD GARAGE ASHBOURNE ROAD, SUDBURY, ASHBOURNE, DERBYSHIRE DALES, DERBYSHIRE, DE6 5HL | £260,000 | 06/09/2023 | Other | | 16 POPLARS MOBILE HOME PARK, DRAYCOTT IN THE CLAY, ASHBOURNE, EAST STAFFORDSHIRE, STAFFORDSHIRE, DE6 5BU | £15,000 | 30/11/2022 | Other | | LEES HALL FARM, BOYLESTONE, ASHBOURNE, SOUTH DERBYSHIRE, DERBYSHIRE, DE6 5AA | £2,450,000 | 14/06/2022 | Other | | RIDDINGS BARN COTTAGE CHAPEL LANE, BOYLESTONE, ASHBOURNE, DERBYSHIRE DALES, DERBYSHIRE, DE6 5AA | £365,000 | 25/02/2022 | Other | | SPRINGFIELD GARAGE ASHBOURNE ROAD, SUDBURY, ASHBOURNE, DERBYSHIRE DALES, DERBYSHIRE, DE6 5HL | £372,000 | 31/01/2022 | Other | | 5A HALL LANE, DOVERIDGE, ASHBOURNE, DERBYSHIRE DALES, DERBYSHIRE, DE6 5NQ | £175,000 | 20/12/2021 | Other | | POST OFFICE NEW ROW, DRAYCOTT IN THE CLAY, ASHBOURNE, EAST STAFFORDSHIRE, STAFFORDSHIRE, DE6 5GZ | £385,000 | 06/09/2021 | Other | **Area average:** £556,200 (10 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £1,039,625 (8 Other, DE6, 2024–2026) - **Deviation:** -23% ## Rental Range *ONS Price Index of Private Rents (East Staffordshire). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £752/mo - **Realistic:** £836/mo - **Optimistic:** £920/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Peaks & Dales (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £693/mo ## 1% Rule - **Rent ratio:** 0.1% (weak for cashflow) - **Max investor price (0.8%):** £104,500 - **Target investor price (1%):** £83,600 *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 Area rent estimate.* ## Price per Square Metre - **£/m²:** £4,420/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 14.5% - **10y growth:** 122.1% ## House Price Index (HM Land Registry) *Official index for East Staffordshire; All dwelling types series; as of March 2026.* - **1y growth (index):** 4.4% - **5y growth (index):** 26.2% - **10y growth (index):** 58.6% ## 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)