# Detached house for sale (ST21 6HU)

## Property Details

| Key | Value |
|-----|-------|
| Address | Wootton, Eccleshall, Stafford, Staffordshire, ST21, ST21 6HU |
| Price | £900,000 |
| Council tax | D |

## Description

Discover Rose Cottage, a beautifully restored five-bedroom home in the charming village of Wootton that artfully blends timeless character with contemporary comforts. Carefully stripped back to its original brickwork and thoughtfully renovated, this exceptional property features a raised first-floor roof with bespoke trusses, preserved original internal doors, and a stunning cottage-style kitchen family room extension complete with classic windows and an adjoining utility space.

Enjoy luxurious LVT tiled flooring with underfloor heating throughout the ground floor, while the landscaped garden offers a serene, natural oasis perfect for relaxation. Accommodation comprises three flexible ground-floor bedrooms with a modern shower room, plus two spacious double bedrooms upstairs, including a master suite, complemented by a large bathroom with a separate shower.

A versatile studio annexe in the garden provides an ideal space for a home office, guest suite, or multi-generational living, complete with its own shower room. Practical enhancements include an expanding parking area courtesy of a planned neighbouring access relocation, allowing for a secure, lockable gate and enhanced privacy.

Set amidst the picturesque Sow Valley and just minutes from Eccleshall’s vibrant High Street—with boutique shops, cafes, and historic charm—Rose Cottage offers an idyllic family home combining countryside tranquility with modern convenience and excellent transport links. Experience the perfect harmony of heritage and contemporary living at Rose Cottage.

COUNCIL TAX BAND - D

EPC RATING - B

**IMPORTANT NOTE TO POTENTIAL PURCHASERS & TENANTS:** We endeavour to make our particulars accurate and reliable, however, they do not constitute or form part of an offer or any contract and none is to be relied upon as statements of representation or fact. The services, systems and appliances listed in this specification have not been tested by us and no guarantee as to their operating ability or efficiency is given. All photographs and measurements have been taken as a guide only and are not precise. Floor plans where included are not to scale and accuracy is not guaranteed. If you require clarification or further information on any points, please contact us, especially if you are traveling some distance to view. POTENTIAL PURCHASERS: Fixtures and fittings other than those mentioned are to be agreed with the seller. POTENTIAL TENANTS: All properties are available for a minimum length of time, with the exception of short term accommodation. Please contact the branch for details. A security deposit of at least one month’s rent is required. Rent is to be paid one month in advance. It is the tenant’s responsibility to insure any personal possessions. Payment of all utilities including water rates or metered supply and Council Tax is the responsibility of the tenant in most cases. 

ECC240111/2

## Property Photos

- ![Main](/listings/photos/165708209/45273) - Main
- ![Kitchen /Family Room](/listings/photos/165708209/45276) - Kitchen /Family Room
- ![Drone](/listings/photos/165708209/45279) - Drone
- ![Kitchen /Family Room](/listings/photos/165708209/45282) - Kitchen /Family Room
- ![Drone](/listings/photos/165708209/45285) - Drone
- ![Bathroom](/listings/photos/165708209/45287) - Bathroom
- ![Bedroom One](/listings/photos/165708209/45290) - Bedroom One
- ![Garden](/listings/photos/165708209/45293) - Garden
- ![Bedroom Two / Snug](/listings/photos/165708209/45296) - Bedroom Two / Snug
- ![Kitchen /Family Room](/listings/photos/165708209/45297) - Kitchen /Family Room
- ![Kitchen /Family Room](/listings/photos/165708209/45298) - Kitchen /Family Room
- ![Utility Room](/listings/photos/165708209/45299) - Utility Room
- ![Shower Room](/listings/photos/165708209/45300) - Shower Room
- ![Bedroom Two / Snug](/listings/photos/165708209/45301) - Bedroom Two / Snug
- ![Bedroom Three](/listings/photos/165708209/45304) - Bedroom Three
- ![Bedroom One](/listings/photos/165708209/45308) - Bedroom One
- ![Bathroom](/listings/photos/165708209/45311) - Bathroom
- ![Bedroom Five](/listings/photos/165708209/45315) - Bedroom Five
- ![Bedroom Five](/listings/photos/165708209/45318) - Bedroom Five
- ![Annexe](/listings/photos/165708209/45321) - Annexe
- ![Annexe Ensuite](/listings/photos/165708209/45324) - Annexe Ensuite
- ![Annexe Ensuite](/listings/photos/165708209/45327) - Annexe Ensuite
- ![Gardens](/listings/photos/165708209/45331) - Gardens
- ![Annexe](/listings/photos/165708209/45334) - Annexe
- ![Drone](/listings/photos/165708209/45338) - Drone
- ![Drone](/listings/photos/165708209/45344) - Drone
- ![Drone](/listings/photos/165708209/45345) - Drone

## Floorplans

- ![Floorplan](/listings/photos/165708209/45349) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/165708209/45352) - EPC Rating Graph

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| OAKLANDS WOOTTON LANE, WOOTTON, STAFFORD, STAFFORDSHIRE, ST21 6JF | £410,000 | 03/04/2023 | Detached |
| [Same street] ROSE COTTAGE WOOTTON, ECCLESHALL, STAFFORD, STAFFORDSHIRE, ST21 6HU | £340,000 | 31/03/2022 | Other |
| [Same street] LAUREL GROVE WOOTTON, ECCLESHALL, STAFFORD, STAFFORDSHIRE, ST21 6HU | £595,000 | 09/07/2021 | Detached |

**Street average:** £467,500 (2 sales)
**Area average:** £410,000 (1 sale)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £407,622 (16 Detached, ST21, 2024–2026)
- **Deviation:** +120.8%

## Rental Range

*ONS Price Index of Private Rents (Stafford). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £799/mo
- **Realistic:** £888/mo
- **Optimistic:** £977/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Mid Staffs (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| [Cranberry, STAFFORD](http://87.117.209.195:8080/listings/2f22ec6) | £725/mo | 2 | 5.38 miles | Rightmove |

**Average rent: £725/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.08% (weak for cashflow)
- **Max investor price (0.8%):** £90,625
- **Target investor price (1%):** £72,500

*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 £725/mo).*

- **Gross yield:** 1%
- **Cost-to-rent:** 103.4×
- **Monthly cashflow:** £-2,917/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -13.4%

*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).*

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** -10.3%
- **10y growth:** -2.1%

## House Price Index (HM Land Registry)

*Official index for Stafford; Detached series; as of March 2026.*

- **1y growth (index):** 3.1%
- **5y growth (index):** 25.5%
- **10y growth (index):** 50.7%

## 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)