# 2 bedroom semi-detached house for sale (ST7 8LH) ## Property Details | Key | Value | |-----|-------| | Address | 6 HEATHCOTE ROAD, STOKE-ON-TRENT, BIGNALL END, STAFFORDSHIRE ST7 8LH | | Price | £100,000 | | Bedrooms | 2 | | Bathrooms | 1 | | Council tax | A | | Last sold | £108,000 Jan 2025 | ## Description For sale by public auction at The Double Tree Hilton Hotel Stoke-on-Trent, on Monday 25th November 2024 at 6:30pm at the DoubleTree by Hilton Stoke on Trent, Etruria Hall Festival Way, Stoke-on-Trent ST1 5BQ. 'Tom's Cottage' for sale via Auction. Two bedroom Semi Detached House in Miles Green. Excellent investment for rental income! Property in brief; Enter via the front entrance into the spacious lounge, through to the kitchen, utility room and ground floor bathroom. To the first floor two good sized bedrooms. There is driveway parking to the front and a private enclosed patio to the rear. We also offer remote bidding via internet, telephone or proxy meaning that you can bid from the comfort of your own home. Pre-registration is required, please call the auction team on to register to bid remotely. Common Auction Conditions This property is sold subject to our Common Auction Conditions (a copy is available on request) Buyers Administration Fee A buyer’s administration fee of £1000 plus VAT is applicable to this lot. The purchaser will pay the fee whether the property is bought before, at or following the auction date Legal Pack Purchasing a property at auction is a firm commitment that carries the same legal implications as a signed contract by private treaty. It is important that you consult with your legal adviser before bidding and also your accountant regarding the impact of VAT, if applicable, on the sale price. The legal pack can be viewed online via our website Legal packs can also be viewed at the selling office. These documents should be passed to your legal adviser as they will help you make an informed decision about the lot. If you need further legal information please contact the vendor’s solicitor whose details will be in the auction catalogue. Remember that you buy subject to all documentation and terms of contract whether or not you have read them Viewings To view this lot, please contact the selling office Bidding Please contact our auction department direct on for further information or email . Further details are available in the catalogue - Addendum Check the latest addendum at buttersjohnbee.com for any alterations or changes to the catalogue Guide Price An indication of the seller’s current minimum acceptable price at auction. The guide price or range of guide prices is given to assist consumers in deciding whether or not to pursue a purchase. It is usual, but not always the case that a provisional reserve range is agreed between the seller and the auctioneer at the start of marketing. As the reserve is not fixed at this stage and can be adjusted by the seller at any time up to the day of the auction in the light of interest shown during the marketing period, a guide price is issued. This guide price can be shown in the form of a minimum and maximum price range within which an acceptable sale price (reserve) would fall, or as a single price figure within 10% of which the minimum acceptable price (reserve) would fall. A guide price is different to a reserve price (see separate definition). Both the guide price and the reserve price can be subject to change up to and including the day of the auction Reserve The seller’s minimum acceptable price at auction and the figure below which the auctioneer cannot sell. The reserve price is not disclosed and remains confidential between the seller and the auctioneer. Both the guide price and the reserve price can be subject to change up to and including the day of the auction Proof of Identity To comply with Money Laundering Regulations, on acceptance of an offer for purchase or letting, the buyer or prospective tenant will be required to provide identification to Butters John Bee. Where a property is due to go to auction, all bidders will be required to register prior to auction ## Property Photos - ![Photo](/listings/photos/152802905/1327400) - ![Photo](/listings/photos/152802905/1327401) - ![Photo](/listings/photos/152802905/1327402) - ![Photo](/listings/photos/152802905/1327403) - ![Photo](/listings/photos/152802905/1327404) - ![Photo](/listings/photos/152802905/1327405) - ![Photo](/listings/photos/152802905/1327406) - ![Photo](/listings/photos/152802905/1327407) - ![Photo](/listings/photos/152802905/1327408) - ![Photo](/listings/photos/152802905/1327409) - ![Photo](/listings/photos/152802905/1327410) - ![Photo](/listings/photos/152802905/1327411) - ![Photo](/listings/photos/152802905/1327412) - ![Photo](/listings/photos/152802905/1327413) ## Floorplans - ![Floorplan 1](/listings/photos/152802905/1327414) - Floorplan 1 ## EPC Graphs - ![EPC 1](/listings/photos/152802905/1327415) - EPC 1 ## FENSA Certificates This property has 1 FENSA certificate(s) on record. ### FENSA Certificate #2684394 - **Address:** 6 Heathcote Road, Bignall End, ST7 8LH - **Certificate Issued:** 09/05/2005 - **Work Completed:** 07/04/2005 - **Items:** 2 window(s) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 6 HEATHCOTE ROAD, BIGNALL END, STOKE-ON-TRENT, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST7 8LH | £108,000 | 06/01/2025 | Semi-detached | | 6 HEATHCOTE ROAD, BIGNALL END, STOKE-ON-TRENT, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST7 8LH | £90,000 | 23/01/2004 | Semi-detached | | 6 HEATHCOTE ROAD, BIGNALL END, STOKE-ON-TRENT, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST7 8LH | £35,000 | 27/10/2000 | 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 | |---------|-------|------|------| | 139 HEATHCOTE ROAD, BIGNALL END, STOKE-ON-TRENT, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST7 8LL | £205,000 | 15/12/2025 | Semi-detached | | [Same street] 19 HEATHCOTE ROAD, BIGNALL END, STOKE-ON-TRENT, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST7 8LH | £182,500 | 10/11/2023 | Terraced | | [Same street] 32 HEATHCOTE ROAD, BIGNALL END, STOKE-ON-TRENT, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST7 8LH | £285,000 | 26/09/2023 | Detached | | [Same street] 25 HEATHCOTE ROAD, BIGNALL END, STOKE-ON-TRENT, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST7 8LH | £140,000 | 21/07/2023 | Terraced | | [Same street] 90 HEATHCOTE ROAD, BIGNALL END, STOKE-ON-TRENT, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST7 8LH | £147,500 | 24/03/2023 | Terraced | | SPRING COTTAGE MILES GREEN ROAD, BIGNALL END, STOKE-ON-TRENT, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST7 8LQ | £120,000 | 22/03/2023 | Semi-detached | | [Same street] 88 HEATHCOTE ROAD, BIGNALL END, STOKE-ON-TRENT, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST7 8LH | £110,000 | 08/10/2021 | Terraced | | [Same street] 94 HEATHCOTE ROAD, BIGNALL END, STOKE-ON-TRENT, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST7 8LH | £113,500 | 30/09/2021 | Terraced | **Street average:** £163,083 (6 sales) **Area average:** £162,500 (2 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £209,708 (77 Semi-detached, ST7, 2024–2026) - **Deviation:** -52.3% ## Rental Range *ONS Price Index of Private Rents (Newcastle-under-Lyme). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £743/mo - **Realistic:** £826/mo - **Optimistic:** £909/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for South Cheshire (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £573/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 | |------|------|------|------|------| | [Tibb Street, Bignall End, Stoke-On-Trent](http://87.117.209.195:8080/listings/6f764b7) | £750/mo | 2 | 0.8 miles | Rightmove | | [Fords Lane, Mow Cop, Staffordshire](http://87.117.209.195:8080/listings/d19feef) | £850/mo | 2 | 5.42 miles | Rightmove | | [Church Lane, Mow Cop, Staffordshire](http://87.117.209.195:8080/listings/5f46013) | £800/mo | 2 | 5.71 miles | Rightmove | **Average rent: £800/mo (3 listings)** ## 1% Rule - **Rent ratio:** 0.8% (okay) - **Max investor price (0.8%):** £100,000 - **Target investor price (1%):** £80,000 *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 £800/mo).* - **Gross yield:** 9.6% - **Cost-to-rent:** 10.4× - **Monthly cashflow:** £301/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 12.5% *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:** 35.4% - **10y growth:** 52.1% ## House Price Index (HM Land Registry) *Official index for Newcastle-under-Lyme; Semi-detached series; as of April 2026.* - **1y growth (index):** 1.9% - **5y growth (index):** 27.8% - **10y growth (index):** 59.9% ## 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)