Sold STC Detached

26 KNIVEDEN LANE

LEEK, STAFFORDSHIRE ST13 5BE

3 beds 1 baths 904 sq ft Listed 31 Jul 2025 (-321d)

£325,000

Offers in Region of

Reduced on 29 Dec 2025

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# 3 bedroom detached house for sale (ST13 5BE)

## Property Details

| Key | Value |
|-----|-------|
| Address | 26 KNIVEDEN LANE, LEEK, STAFFORDSHIRE ST13 5BE |
| Price | £325,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Council tax | D |
| Construction age | England and Wales: 1976-1982 |
| Floor area | 84 m² |
| Last sold | £179,000 Dec 2014 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 24/07/2035
- **Est. upgrade cost to C:** £16,500

### Recommendations
- W2 (£5,000 - £10,000)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0390-2195-0530-2125-6311)

## Description

* The property has been improved by the current vendors and offers well maintained accommodation that benefits from Upvc double glazing and gas fired central heating and underfloor heating to the ground floor.

* The accommodation briefly comprises: Entrance Hall, Living Room and Kitchen / Dining Room with integrated appliances to the ground floor. Landing Area, Three Bedrooms and a superb Bathroom to the first floor.

* Driveway to the front providing off street parking leading to a single garage with plumbing point, power and lighting. Front and rear garden areas laid mainly to lawn with with display borders. Outside tap.

* Outside office / entertainment room - Insulated, power and lighting, double doors to front, internet connection, laminate flooring with electric underfloor heating system.

* An ideal family purchase of which an internal inspection is essential.

**Entrance Porch** - Radiator. Tiled floor. Storage cupboard. Access to:

**Living Room** - Stairs off. Tiled floor. Coving. Spotlights. Feature window seat. Underfloor heating.

**Kitchen / Dining Room** - Range of fitted wall and base units. Sink unit with drainer, rinser bowl and mixer tap. Gas hob with extractor unit above and oven below. Tiled floor with under floor heating. Side door. Cupboard housing central heating boiler. Spotlights. Double doors to rear garden. Integrated dishwasher.

**Landing Area** - Loft access - part board, power and lighting.

**Bedroom** - Radiator.

**Bathroom** - Bath with shower over. W.c. Wash basin with storage unit below. Heated towel rail. Fitted storage cabinet. Cushion flooring.

**Outside** - Driveway to the front providing off street parking leading to a single garage with plumbing point, power and lighting. Front and rear garden areas laid mainly to lawn with with display borders. Outside tap.

Outside office / entertainment room - Insulated, power and lighting, double doors to front, internet connection, laminate flooring with electric underfloor heating system.

## Property Photos

- ![DEC 2025 NEW PIC .jpeg](/listings/photos/165176486/589404) - DEC 2025 NEW PIC .jpeg
- ![Outside](/listings/photos/165176486/589408) - Outside
- ![newlivingroom2.jpg](/listings/photos/165176486/589410) - newlivingroom2.jpg
- ![newlivingroom.jpg](/listings/photos/165176486/589413) - newlivingroom.jpg
- ![Kitchen / Dining Room](/listings/photos/165176486/589416) - Kitchen / Dining Room
- ![Kitchen / Dining Room](/listings/photos/165176486/589419) - Kitchen / Dining Room
- ![Bedroom](/listings/photos/165176486/589420) - Bedroom
- ![newbathroom.jpg](/listings/photos/165176486/589423) - newbathroom.jpg
- ![newoutside.jpg](/listings/photos/165176486/589424) - newoutside.jpg
- ![newoutside1.jpg](/listings/photos/165176486/589427) - newoutside1.jpg
- ![newlivingroom1.jpg](/listings/photos/165176486/589428) - newlivingroom1.jpg
- ![Kitchen / Dining Room](/listings/photos/165176486/589433) - Kitchen / Dining Room
- ![Bedroom](/listings/photos/165176486/589435) - Bedroom
- ![newbedbunkbeds.jpg](/listings/photos/165176486/589436) - newbedbunkbeds.jpg
- ![newbedblueroom.jpg](/listings/photos/165176486/589438) - newbedblueroom.jpg
- ![newbedroomsmallblue.jpg](/listings/photos/165176486/589442) - newbedroomsmallblue.jpg
- ![newbathroom1.jpg](/listings/photos/165176486/589445) - newbathroom1.jpg
- ![newbathroom2.jpg](/listings/photos/165176486/589448) - newbathroom2.jpg
- ![DJI_0357grey.JPG](/listings/photos/165176486/589450) - DJI_0357grey.JPG

## Floorplans

- ![26 Knivedon Lane, Leek.jpg](/listings/photos/165176486/589455) - 26 Knivedon Lane, Leek.jpg

## EPC Graphs

- ![EE Rating](/listings/photos/165176486/589459) - EE Rating

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #6856525
- **Address:** 26 Kniveden Lane, LEEK, ST13 5BE
- **Certificate Issued:** 28/09/2009
- **Work Completed:** 20/08/2009
- **Items:** 1 door(s)

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 26 KNIVEDEN LANE, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 5BE | £179,000 | 05/12/2014 | 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 |
|---------|-------|------|------|
| 12 THORNFIELD AVENUE, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 5BP | £328,000 | 27/03/2025 | Detached |
| 7 DEEBANK HEIGHTS, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 6DQ | £497,500 | 03/02/2025 | Detached |
| 19 MOORLAND ROAD, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 5BN | £328,000 | 29/09/2023 | Detached |
| [Same street] 52 KNIVEDEN LANE, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 5BE | £400,000 | 01/09/2023 | Detached |
| 9 THORNFIELD AVENUE, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 5BP | £325,000 | 24/10/2022 | Detached |
| 4 DEEBANK HEIGHTS, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 6DQ | £390,000 | 14/10/2022 | Detached |
| 6 THORNFIELD AVENUE, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 5BP | £265,000 | 26/05/2022 | Detached |
| 2 DEEBANK HEIGHTS, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 6DQ | £350,000 | 22/10/2021 | Detached |
| 2 SHARRON DRIVE, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 5BT | £240,000 | 29/09/2021 | Detached |
| 46 MOORLAND ROAD, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 5BW | £305,000 | 22/09/2021 | Detached |
| THE CROFT, 1 MOORLAND ROAD, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 5BN | £275,000 | 30/06/2021 | Detached |
| 3 DEEBANK HEIGHTS, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 6DQ | £375,000 | 28/06/2021 | Detached |
| 129 ASHBOURNE ROAD, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 5BL | £275,000 | 25/06/2021 | Detached |

**Street average:** £400,000 (1 sale)
**Area average:** £329,458 (12 sales)

## Price vs local average

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

- **Local average:** £361,318 (33 Detached, ST13, 2024–2026)
- **Deviation:** -10.1%

## Rental Range

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

- **Low:** £645/mo
- **Realistic:** £717/mo
- **Optimistic:** £789/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, Prospect Cottages, ST13 | £850/mo | 3 | 0.26 miles | OpenRent |

**Average rent: £850/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.26% (weak for cashflow)
- **Max investor price (0.8%):** £106,250
- **Target investor price (1%):** £85,000

*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 £850/mo).*

- **Gross yield:** 3.1%
- **Cost-to-rent:** 31.9×
- **Monthly cashflow:** £-540/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -6.9%

*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:** £3,869/m²

## Capital growth trend

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

- **5y growth:** 20.4%
- **10y growth:** 44.8%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 2.2%
- **5y growth (index):** 16.9%
- **10y growth (index):** 52.9%

## 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)

DEC 2025 NEW PIC .jpeg Outside newlivingroom2.jpg newlivingroom.jpg Kitchen / Dining Room Kitchen / Dining Room Bedroom newbathroom.jpg newoutside.jpg newoutside1.jpg newlivingroom1.jpg Kitchen / Dining Room Bedroom newbedbunkbeds.jpg newbedblueroom.jpg newbedroomsmallblue.jpg newbathroom1.jpg newbathroom2.jpg DJI_0357grey.JPG

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Property details

Tenure

FREEHOLD

Floor area

84 m²

Council tax band

EPC rating

Year built

England and Wales: 1976-1982

Last sold

£179,000 Dec 2014

Price per m²

£3,869/m²

Local average

£361,318 (-10.1%)

Deprivation

Decile 8 (25,444 of 33,755)

Street crime

125 incidents within 1 mile (Apr 2026)

Key features

Superb Detached Home
Three Bedrooms
Well Presented Throughout
Sought After Part Of Town
Gas Fired Central Heating & Double Glazing
Overlooking School Playing Fields
Front & Rear Gardens
Driveway & Garage
Outside Home Office / Entertainment Room
An Ideal Family Home

Additional details

Electricity: Mains supply
Broadband: FTTP (fibre to the premises)
Water: Mains supply
Sewerage: Mains supply
Heating: Gas central
Parking: Garage
Garden: Yes

Description

* This very well appointed three bedroom detached property is situated in a highly sought after and desirable area on the outskirts of the town, enjoying a pleasant outlook over school playing fields.
* The property has been improved by the current vendors and offers well maintained accommodation that benefits from Upvc double glazing and gas fired central heating and underfloor heating to the ground floor.
* The accommodation briefly comprises: Entrance Hall, Living Room and Kitchen / Dining Room with integrated appliances to the ground floor. Landing Area, Three Bedrooms and a superb Bathroom to the first floor.
* Driveway to the front providing off street parking leading to a single garage with plumbing point, power and lighting. Front and rear garden areas laid mainly to lawn with with display borders. Outside tap.
* Outside office / entertainment room - Insulated, power and lighting, double doors to front, internet connection, laminate flooring with electric underfloor heating system.
* An ideal family purchase of which an internal inspection is essential.

Entrance Porch - Radiator. Tiled floor. Storage cupboard. Access to:

Living Room - Stairs off. Tiled floor. Coving. Spotlights. Feature window seat. Underfloor heating.

Kitchen / Dining Room - Range of fitted wall and base units. Sink unit with drainer, rinser bowl and mixer tap. Gas hob with extractor unit above and oven below. Tiled floor with under floor heating. Side door. Cupboard housing central heating boiler. Spotlights. Double doors to rear garden. Integrated dishwasher.

Landing Area - Loft access - part board, power and lighting.

Bedroom - Radiator.

Bedroom - Radiator.

Bedroom - Radiator.

Bathroom - Bath with shower over. W.c. Wash basin with storage unit below. Heated towel rail. Fitted storage cabinet. Cushion flooring.

Outside - Driveway to the front providing off street parking leading to a single garage with plumbing point, power and lighting. Front and rear garden areas laid mainly to lawn with with display borders. Outside tap.

Outside office / entertainment room - Insulated, power and lighting, double doors to front, internet connection, laminate flooring with electric underfloor heating system.

Listed by

Leek

Bagshaws LLP

Reference: 165176486

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 25/07/2025

Expiry date: 24/07/2035

Est. upgrade cost to C: £16,500

Recommendations

Floor insulation (solid floor) (£5,000 - £10,000)
Solar photovoltaic panels, 2.5 kWp (£8,000 - £10,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

26 Knivedon Lane, Leek.jpg

EPC Graphs

EE Rating

FENSA Certificates

This property has 1 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #6856525

Property Details

Street: 26 Kniveden Lane

Town: LEEK

Postcode: ST13 5BE

Installation Details

Items: 1 door

Certificate Issued: 28/09/2009

Work Completed: 20/08/2009

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

Event	Date	Price	% change
Sold	05/12/2014 (11 years ago)	£179,000	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

Same street and nearby sales within 0.25 miles (last 5 years). Data from Land Registry Price Paid.

Address	Price	Date	Type
12 THORNFIELD AVENUE, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 5BP	£328,000	27/03/2025	Detached
7 DEEBANK HEIGHTS, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 6DQ	£497,500	03/02/2025	Detached
19 MOORLAND ROAD, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 5BN	£328,000	29/09/2023	Detached
Same street 52 KNIVEDEN LANE, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 5BE	£400,000	01/09/2023	Detached
9 THORNFIELD AVENUE, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 5BP	£325,000	24/10/2022	Detached
4 DEEBANK HEIGHTS, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 6DQ	£390,000	14/10/2022	Detached
6 THORNFIELD AVENUE, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 5BP	£265,000	26/05/2022	Detached
2 DEEBANK HEIGHTS, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 6DQ	£350,000	22/10/2021	Detached
2 SHARRON DRIVE, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 5BT	£240,000	29/09/2021	Detached
46 MOORLAND ROAD, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 5BW	£305,000	22/09/2021	Detached
THE CROFT, 1 MOORLAND ROAD, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 5BN	£275,000	30/06/2021	Detached
3 DEEBANK HEIGHTS, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 6DQ	£375,000	28/06/2021	Detached
129 ASHBOURNE ROAD, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 5BL	£275,000	25/06/2021	Detached

Street average: £400,000 (1 sale)

Area average: £329,458 (12 sales)

Capital growth trend

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

5y growth 20.4%

10y growth 44.8%

House Price Index (HM Land Registry — official index, not sold-price averages): Staffordshire Moorlands. Series: Detached. As of March 2026.

1y (index) 2.2%

5y (index) 16.9%

10y (index) 52.9%

Rental Range

Estimated market rent for Staffordshire Moorlands. Low = conservative, Realistic = average, Optimistic = best case.

Low £645/mo

Realistic £717/mo

Optimistic £789/mo

Based on Local Authority from postcode lookup → Staffordshire Moorlands.

LHA (30th percentile) floor for Staffordshire North: £593/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View ST13 5BE

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	Pitcher Lane	0.0 miles
Bus stop	Trafford Close	0.1 miles
Shop	Poplar Service Station	0.3 miles
Shop	The Corner Cupboard Convenience Store	0.4 miles
University	Tovell Building, Buxton & Leek College	0.7 miles
University	Buxton & Leek College	0.7 miles
Train station	Leek (Churnet Valley)	1.2 miles
Train station	Leek Brook	1.9 miles
Hospital	John Munroe Hospital	3.4 miles
Hospital	Haywood Hospital Walk-in Centre	8.3 miles

Street-level crime

Category	Count
Violence and sexual offences	46
Anti-social behaviour	29
Criminal damage and arson	9
Public order	8
Drugs	7
Other theft	7
Vehicle crime	6
Other crime	5
Shoplifting	4
Possession of weapons	2
Bicycle theft	1
Robbery	1
Total incidents	125

Within 1 mile during Apr 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Leek High School	Secondary	0.2 miles	Requires improvement — 11 Jul 2024
The Meadows School	Other	0.2 miles	Good — 10 Oct 2019
Springfield School	Other	0.2 miles	Good — 17 Nov 2022
Leek First School	Primary	0.3 miles	Good — 22 Jun 2016
Beresford Memorial CofE First School	Primary	0.5 miles	Good — 16 May 2017

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, Prospect Cottages, ST13	£850/mo	3	0.26 miles	OpenRent

Average rent: £850/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.26%

Max investor price (0.8%) £106,250

Target investor price (1%) £85,000

Gross yield 3.1%

Cost-to-rent ratio 31.9×

Monthly cashflow £-540/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -6.9%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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).

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