# 4 bedroom property for sale (ST20 0BH) ## Property Details | Key | Value | |-----|-------| | Address | 1 WOOD EATON ROAD, STAFFORD, CHURCH EATON, STAFFORDSHIRE ST20 0BH | | Price | £450,000 | | Bedrooms | 4 | | Bathrooms | 1 | | Council tax | F | | Construction age | England and Wales: before 1900 | | Floor area | 131 m² | | Last sold | £189,500 Aug 2001 | ## EPC Rating & Upgrade Cost - **Current rating:** F - **Potential rating:** C - **Expiry date:** 26/02/2034 - **Current heating cost:** £2,607/year - **Est. upgrade cost to C:** £29,645 ### Recommendations - A3 (£1,500 - £2,700) - Q (£4,000 - £14,000) - W1 (£800 - £1,200) - W2 (£4,000 - £6,000) - E (£45) - G (£350 - £450) - I (£2,200 - £3,000) - 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/2203-7912-3291-1381-8061) ## Description Tucked away in the heart of the highly sought-after village of Church Eaton, this delightful linked detached English cottage sits on a generous plot and offers a wonderful blend of period charm, modern comfort, and countryside character. Approached via a charming block-paved driveway, the property benefits from a single garage and beautifully maintained gardens, creating an idyllic first impression and perfectly capturing the essence of village living. Stepping inside, the cottage reveals a series of character filled living spaces rich in authentic features. The principal sitting room is centred around an impressive inglenook fireplace with a Hunter multi-fuel burner with back boiler, providing a cosy focal point and a truly welcoming atmosphere. A second sitting room offers further charm with a traditional open fire currently hidden for ease by an electric replica, ideal for relaxing evenings or entertaining guests. At the heart of the home lies the beautifully styled cottage kitchen/diner, where rustic charm meets thoughtful functionality. Granite worktops complement the classic oil-fired Rayburn, which provides cooking as well as hot water and heating for the first floor via a programmable timer system. The kitchen also benefits from independently controlled electric underfloor heating, built-in appliances including a fridge and dishwasher, and an electric towel rail. Underfloor heating also extends to both the front and rear reception rooms, each fully programmable and fitted with carbon monoxide sensors for added peace of mind. The property further benefits from a useful cellar, offering excellent storage and maintaining a naturally cool temperature throughout the year. The cottage provides four well-proportioned bedrooms and a spacious family bathroom, creating comfortable and versatile accommodation well suited to family life. Practical features continue throughout the home, including a useful under stairs storage cupboard with a securely bolted gun safe, while the utility room offers additional convenience with an oven, induction hob, and a multi function microwave/air fryer/small oven. Outside, the meticulously landscaped gardens provide a wonderful setting for relaxing, entertaining, or enjoying the peaceful surroundings. Additionally a large shed and greenhouse caters for those green fingers and a lovely summerhouse gives an additional space for enjoying those long summer evenings. A charming garden sitting room complete with a modern shower offers a versatile retreat, perfect for outdoor gatherings or enjoying the garden in all seasons. The property also enjoys the unique advantage of being perfectly positioned next to the village pub, adding to the appeal of this vibrant and welcoming community. Full of warmth, character, and thoughtful features, this quintessential village cottage represents a rare opportunity to acquire a truly special home in a desirable countryside setting. Early viewing is highly recommended to fully appreciate everything this charming property has to offer. EPC Rating: F ## Property Photos - ![Photo](/listings/photos/173247800/80757) - ![Photo](/listings/photos/173247800/80758) - ![Photo](/listings/photos/173247800/80759) - ![Photo](/listings/photos/173247800/80760) - ![Photo](/listings/photos/173247800/80761) - ![Photo](/listings/photos/173247800/80762) - ![Photo](/listings/photos/173247800/80763) - ![Photo](/listings/photos/173247800/80764) - ![Photo](/listings/photos/173247800/80765) - ![Photo](/listings/photos/173247800/80766) - ![Photo](/listings/photos/173247800/80767) - ![Photo](/listings/photos/173247800/80768) - ![Photo](/listings/photos/173247800/80770) - ![Photo](/listings/photos/173247800/80771) - ![Photo](/listings/photos/173247800/80772) - ![Photo](/listings/photos/173247800/80774) - ![Photo](/listings/photos/173247800/80775) - ![Photo](/listings/photos/173247800/80777) - ![Photo](/listings/photos/173247800/80779) - ![Photo](/listings/photos/173247800/80781) - ![Photo](/listings/photos/173247800/80783) - ![Photo](/listings/photos/173247800/80785) - ![Photo](/listings/photos/173247800/80787) - ![Photo](/listings/photos/173247800/80788) - ![Photo](/listings/photos/173247800/80791) - ![Photo](/listings/photos/173247800/80793) - ![Photo](/listings/photos/173247800/80795) - ![Photo](/listings/photos/173247800/80798) - ![Photo](/listings/photos/173247800/80800) - ![Photo](/listings/photos/173247800/80802) - ![Photo](/listings/photos/173247800/80804) - ![Photo](/listings/photos/173247800/80806) - ![Photo](/listings/photos/173247800/80807) - ![Photo](/listings/photos/173247800/80808) ## Floorplans - ![Site Plan](/listings/photos/173247800/80810) - Site Plan - ![All](/listings/photos/173247800/80815) - All ## EPC Graphs - ![EPC 1](/listings/photos/173247800/123752) - EPC 1 ## FENSA Certificates This property has 1 FENSA certificate(s) on record. ### FENSA Certificate #6682400 - **Address:** 1 Wood Eaton Road, Church Eaton, ST20 0BH - **Certificate Issued:** 13/07/2009 - **Work Completed:** 20/06/2009 - **Items:** 14 window(s) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 1 WOOD EATON ROAD, CHURCH EATON, STAFFORD, STAFFORDSHIRE, ST20 0BH | £189,500 | 24/08/2001 | 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 | |---------|-------|------|------| | [Same street] 11 WOOD EATON ROAD, CHURCH EATON, STAFFORD, STAFFORDSHIRE, ST20 0BH | £492,500 | 03/11/2023 | Detached | | [Same street] 6 WOOD EATON ROAD, CHURCH EATON, STAFFORD, STAFFORDSHIRE, ST20 0BH | £575,000 | 16/05/2023 | Detached | **Street average:** £533,750 (2 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £610,833 (6 Other, ST20, 2024–2026) - **Deviation:** -26.3% ## 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).* - **LHA floor (this property size):** £992/mo ## 1% Rule - **Rent ratio:** 0.2% (weak for cashflow) - **Max investor price (0.8%):** £111,000 - **Target investor price (1%):** £88,800 *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:** £3,435/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -24.2% - **10y growth:** 177.6% ## House Price Index (HM Land Registry) *Official index for Stafford; All dwelling types series; as of March 2026.* - **1y growth (index):** 2.9% - **5y growth (index):** 25.2% - **10y growth (index):** 51.8% ## 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)