Sold STC Detached

44 KNIVEDEN LANE

LEEK, STAFFORDSHIRE ST13 5BE

4 beds 1 baths 980 sq ft Listed 18 Sep 2015 (-3921d)

£245,000

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

## Property Details

| Key | Value |
|-----|-------|
| Address | 44 KNIVEDEN LANE, LEEK, STAFFORDSHIRE ST13 5BE |
| Price | £245,000 |
| Bedrooms | 4 |
| Bathrooms | 1 |
| Construction age | England and Wales: 1967-1975 |
| Floor area | 91 m² |
| Last sold | £230,000 Feb 2016 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 14/09/2025 — **EXPIRED** (no longer valid for marketing or letting)
- **Current heating cost:** £675/year

### Recommendations
- W2 (6,000)
- C (30)
- E (50)
- I (3,000)
- N (6,000)
- U (8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9058-9077-7291-3195-0944)

## Description

* ENTRANCE HALL

UPVC double glazed external door having matching side panel to front aspect, UPVC double glazed frosted window to front aspect, staircase off, ceiling light point, ceiling mounted smoke alarm, single radiator, telephone point, power points.

* LIVING ROOM: 5.44m x 5.19m (17' 10" x 17')

(maximum measurement) UPVC double glazed window to front aspect, fireplace incorporating Living Flame gas fire set on marble hearth, ceiling light point, two single radiators, television aerial point, power points.

* DINING ROOM: 2.88m x 2.8m (9' 5" x 9' 2")

UPVC double glazed window to rear aspect, single radiator, ceiling light point, serving hatch to kitchen, power points.

* BREAKFAST KITCHEN: 3.33m x 2.82m (10' 11" x 9' 3")

Excellent range of units comprising fielded panels having matching fittings thereto incorporating integrated dishwasher, integrated fridge, built-in Beling oven with roll top work surfaces over having inset five ring Beling gas hob, extractor fan, inset stainless steel sink unit with mixer tap over, tiled splashbacks. Range of matching wall cupboards with concealed under lighting, UPVC double glazed window to rear aspect set on tiled sill, ceiling light point, single radiator, tile effect laminate flooring, serving hatch to dining room, power points.

* SIDE HALL

UPVC double glazed external door to side aspect having inset frosted glazed panel, tiled effect laminate flooring, ceiling light point.

* DOWNSTAIRS CLOAKROOM

Housing low level W.C., wash hand basin, wall mounted Glowworm gas fired central heating boiler, UPVC double glazed frosted window to rear aspect set on tiled sill, ceiling light point, tile effect laminate flooring.

FIRST FLOOR

* LANDING

Ceiling light point, loft access, ceiling mounted smoke alarm, Honeywell central heating thermostat, power points.

Airing cupboard off housing foam lagged hot water cylinder with fixed shelving.

* MASTER BEDROOM: 4.28m x 2.99m (14' x 9' 10")

UPVC double glazed window to front aspect, single radiator, ceiling light point, television aerial point, power points.

* BEDROOM TWO: 3.34m x 3.26m (11' x 10' 8")

UPVC double glazed window to rear aspect, single radiator, ceiling light point, television aerial point, power points.

* BATHROOM: 2.18m x 1.72m (7' 2" x 5' 8")

White suite comprising panelled bath having chrome shower fitment over, pedestal wash hand basin, low level W.C., chrome heated towel rail, part tiled walls. UPVC double glazed frosted window to rear aspect set on tiled sill, inset halogen downlighters, cushion flooring.

* BEDROOM THREE: 3.69m x 2.55m (12' 1" x 8' 4")

UPVC double glazed window to front aspect, single radiator, ceiling light point, power points.

* BEDROOM FOUR: 2.58m x 2.57m (8' 6" x 8' 5")

UPVC double glazed window to rear aspect, single radiator, ceiling light point, power points.

OUTSIDE

The property is approached via driveway providing off road parking having adjoining lawns and borders with courtesy lighting, pedestrian gated access to the rear gardens.

* GARAGE: 5.5m x 2.51m (18' 1" x 8' 3")

Having up and over door to front aspect, concrete floor, plumbing for automatic washing machine, wall mounted meters, pedestrian door to side aspect, electric light and power connected.

* REAR GARDENS

Flagged patio area having adjoining lawns and shaped borders incorporating mature shrubs, hedged and fenced boundaries, courtesy lighting, pedestrian gated access to front aspect.

SERVICES

All main services are connected

TENURE

We understand the property is Freehold

COUNCIL TAX BAND

Council tax band 'D' Staffordshire Moorlands District Council

EPC RATING D

VIEWINGS

Strictly by appointment with Whittaker & Biggs

## Property Photos

- ![front aspect](/listings/photos/51632791/589370) - front aspect
- ![living room](/listings/photos/51632791/589376) - living room
- ![living room.](/listings/photos/51632791/589381) - living room.
- ![dining room](/listings/photos/51632791/589387) - dining room
- ![kitchen ](/listings/photos/51632791/589391) - kitchen 
- ![master bedroom](/listings/photos/51632791/589399) - master bedroom
- ![bedroom two](/listings/photos/51632791/589403) - bedroom two
- ![bedroom three](/listings/photos/51632791/589406) - bedroom three
- ![bedroom four](/listings/photos/51632791/589412) - bedroom four
- ![bathroom](/listings/photos/51632791/589417) - bathroom
- ![garden](/listings/photos/51632791/589418) - garden

## Floorplans

- ![floorplan](/listings/photos/51632791/589425) - floorplan
- ![floorplan](/listings/photos/51632791/589429) - floorplan

## FENSA Certificates

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

### FENSA Certificate #11753662
- **Address:** 44 Kniveden Lane, LEEK, ST13 5BE
- **Certificate Issued:** 25/07/2016
- **Work Completed:** 11/05/2016
- **Items:** 9 window(s), 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 44 KNIVEDEN LANE, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 5BE | £230,000 | 11/02/2016 | 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 |
| 1 DEEBANK HEIGHTS, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 6DQ | £370,000 | 16/06/2021 | Detached |
| 5 HILL VIEW, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 5TA | £275,000 | 15/06/2021 | Detached |

**Street average:** £400,000 (1 sale)
**Area average:** £328,464 (14 sales)

## Price vs local average

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

- **Local average:** £361,318 (33 Detached, ST13, 2024–2026)
- **Deviation:** -32.2%

## 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):** £798/mo

## 1% Rule

- **Rent ratio:** 0.29% (weak for cashflow)
- **Max investor price (0.8%):** £89,625
- **Target investor price (1%):** £71,700

*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:** £2,692/m²

## Capital growth trend

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

- **5y growth:** 20.1%
- **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)

front aspect living room living room. dining room kitchen master bedroom bedroom two bedroom three bedroom four bathroom garden

/ 11

Property details

Tenure

FREEHOLD

Floor area

91 m²

EPC rating

Year built

England and Wales: 1967-1975

Last sold

£230,000 Feb 2016

Price per m²

£2,692/m²

Local average

£361,318 (-32.2%)

Deprivation

Decile 8 (25,444 of 33,755)

Street crime

125 incidents within 1 mile (Apr 2026)

Key features

Spacious four bedroom detached family home
Boasting off road parking, garage and enclosed gardens
Popular residential location being close to town centre and local schools
Well presented throughout
Viewing ESSENTIAL

Additional details

Parking: Yes
Garden: Yes

Description

A well presented four bedroom detached family home situated in an ideal residential location on the outskirts of Leek town centre but within easy walking distance of the town and local schools. The property is set within a spacious plot and benefits from off road parking, garage and enclosed gardens to both front and rear elevations. An ideal family home comprising two reception rooms with fully fitted breakfast kitchen, downstairs cloakroom off, four first floor bedrooms together with family bathroom. Offering UPVC double glazing and gas fired central heating throughout. Internal viewing of this sizeable family home is essential to appreciate the size and location on offer.

* ENTRANCE HALL
UPVC double glazed external door having matching side panel to front aspect, UPVC double glazed frosted window to front aspect, staircase off, ceiling light point, ceiling mounted smoke alarm, single radiator, telephone point, power points.

* LIVING ROOM: 5.44m x 5.19m (17' 10" x 17')
(maximum measurement) UPVC double glazed window to front aspect, fireplace incorporating Living Flame gas fire set on marble hearth, ceiling light point, two single radiators, television aerial point, power points.

* DINING ROOM: 2.88m x 2.8m (9' 5" x 9' 2")
UPVC double glazed window to rear aspect, single radiator, ceiling light point, serving hatch to kitchen, power points.

* BREAKFAST KITCHEN: 3.33m x 2.82m (10' 11" x 9' 3")
Excellent range of units comprising fielded panels having matching fittings thereto incorporating integrated dishwasher, integrated fridge, built-in Beling oven with roll top work surfaces over having inset five ring Beling gas hob, extractor fan, inset stainless steel sink unit with mixer tap over, tiled splashbacks. Range of matching wall cupboards with concealed under lighting, UPVC double glazed window to rear aspect set on tiled sill, ceiling light point, single radiator, tile effect laminate flooring, serving hatch to dining room, power points.

* SIDE HALL
UPVC double glazed external door to side aspect having inset frosted glazed panel, tiled effect laminate flooring, ceiling light point.

* DOWNSTAIRS CLOAKROOM
Housing low level W.C., wash hand basin, wall mounted Glowworm gas fired central heating boiler, UPVC double glazed frosted window to rear aspect set on tiled sill, ceiling light point, tile effect laminate flooring.

FIRST FLOOR

* LANDING
Ceiling light point, loft access, ceiling mounted smoke alarm, Honeywell central heating thermostat, power points.

Airing cupboard off housing foam lagged hot water cylinder with fixed shelving.

* MASTER BEDROOM: 4.28m x 2.99m (14' x 9' 10")
UPVC double glazed window to front aspect, single radiator, ceiling light point, television aerial point, power points.

* BEDROOM TWO: 3.34m x 3.26m (11' x 10' 8")
UPVC double glazed window to rear aspect, single radiator, ceiling light point, television aerial point, power points.

* BATHROOM: 2.18m x 1.72m (7' 2" x 5' 8")
White suite comprising panelled bath having chrome shower fitment over, pedestal wash hand basin, low level W.C., chrome heated towel rail, part tiled walls. UPVC double glazed frosted window to rear aspect set on tiled sill, inset halogen downlighters, cushion flooring.

* BEDROOM THREE: 3.69m x 2.55m (12' 1" x 8' 4")
UPVC double glazed window to front aspect, single radiator, ceiling light point, power points.

* BEDROOM FOUR: 2.58m x 2.57m (8' 6" x 8' 5")
UPVC double glazed window to rear aspect, single radiator, ceiling light point, power points.

OUTSIDE
The property is approached via driveway providing off road parking having adjoining lawns and borders with courtesy lighting, pedestrian gated access to the rear gardens.

* GARAGE: 5.5m x 2.51m (18' 1" x 8' 3")
Having up and over door to front aspect, concrete floor, plumbing for automatic washing machine, wall mounted meters, pedestrian door to side aspect, electric light and power connected.

* REAR GARDENS
Flagged patio area having adjoining lawns and shaped borders incorporating mature shrubs, hedged and fenced boundaries, courtesy lighting, pedestrian gated access to front aspect.

SERVICES
All main services are connected

TENURE
We understand the property is Freehold

COUNCIL TAX BAND
Council tax band 'D' Staffordshire Moorlands District Council

EPC RATING D

VIEWINGS
Strictly by appointment with Whittaker & Biggs

Listed by

Leek

Whittaker & Biggs

Reference: 51632791

EPC Rating & Upgrade Cost

This certificate expired on 14/09/2025. A new EPC may be required before the property can be marketed or let.

Current rating: D

Potential rating: B

Inspection date: 15/09/2015

Expiry date: 14/09/2025 (expired)

Current heating cost: £675/year

Potential heating cost: £572/year

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Floor insulation (solid floor) (6,000)
Increase hot water cylinder insulation (30)
Low energy lighting for all fixed outlets (50)
Replace boiler with new condensing boiler (3,000)
Solar water heating (6,000)
Solar photovoltaic panels, 2.5 kWp (8,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

floorplan

FENSA Certificates

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

FENSA Certificate #11753662

Property Details

Street: 44 Kniveden Lane

Town: LEEK

Postcode: ST13 5BE

Installation Details

Items: 9 windows and 1 door

Certificate Issued: 25/07/2016

Work Completed: 11/05/2016

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	11/02/2016 (10 years ago)	£230,000	—

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
1 DEEBANK HEIGHTS, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 6DQ	£370,000	16/06/2021	Detached
5 HILL VIEW, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 5TA	£275,000	15/06/2021	Detached

Street average: £400,000 (1 sale)

Area average: £328,464 (14 sales)

Capital growth trend

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

5y growth 20.1%

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: £798/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	0.2 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
Springfield School	Other	0.2 miles	Good — 17 Nov 2022
Leek High School	Secondary	0.2 miles	Requires improvement — 11 Jul 2024
The Meadows School	Other	0.2 miles	Good — 10 Oct 2019
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

Rental listings exist nearby, but none matched the 4-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.29%

Max investor price (0.8%) £89,625

Target investor price (1%) £71,700

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).