# 2 bedroom barn conversion for sale (ST9 0AE) ## Property Details | Key | Value | |-----|-------| | Address | Consall, Wetley Rocks, ST9, ST9 0AE | | Price | £950,000 | | Bedrooms | 2 | | Bathrooms | 2 | | Council tax | D | ## Description Welcome to Owls Hoot Barn, a beautifully crafted barn conversion approached by a long, sweeping driveway and set within 26 acres of glorious countryside. To the front lies a paddock where horses or animals can thrive, and to the side, a tranquil pond glistens in the sunlight. Beyond the house, open fields stretch away, alive with the gentle rustle of wildlife. True to its name, owls call at dusk and pheasants wander the hedgerows, creating a rare opportunity to live in perfect harmony with nature. Nestled on the outskirts of the desirable village of Consall, within Wetley Rocks, this property benefits from a charming rural setting surrounded by outstanding natural beauty. The area is home to the expansive Consall Nature Reserve, a haven for wildlife and outdoor enthusiasts, as well as welcoming country pubs and the renowned Tawny Hotel, which offers scenic lake walks, fine dining, and unique cabin stays. Here you can enjoy a true sense of peace and seclusion, with breathtaking scenery that feels wonderfully remote; yet the vibrant towns of Werrington, Cheadle, and Leek are just a short drive away, offering the perfect balance between countryside tranquillity and modern convenience. The home itself is an individually designed barn conversion, private and secure within its own enclosed garden, edged with colourful borders and paved with Indian stone, perfect for quiet evenings outdoors. Step inside, and you are greeted by tall vaulted ceilings and exposed oak beams, creating a sense of both grandeur and warmth. The open-plan living space has been thoughtfully crafted for both family life and entertaining, with a spacious living-dining area that welcomes you through elegant French doors. Quirky arched windows add character to the frontage, while oak flooring underfoot ties the space together with a cosy, country charm. The kitchen continues this rustic elegance, with classic wooden shaker-style cabinetry paired with sleek grey tiles. Ample storage is thoughtfully built in, alongside an integrated fridge, dishwasher, and space for a cooker. At its heart, a handy island provides extra storage and a welcoming spot to enjoy breakfast while gazing out over the treetops. The hallways leads you to a shower room, with a neutral design, and offering further space for utilities. The master suite is a restful escape, its window framing views of the lush front paddock, while patio doors open directly onto a private seating area, being the perfect place for a morning coffee or an evening glass of wine. A modern en suite offers a shower-over-bath, toilet, and hand basin, blending comfort with convenience. The second bedroom, also a generous double, features soft plush carpets and bright spotlighting. With its own external access, it offers flexibility, whether as a guest room, home office, or even a private hideaway for older children or visiting friends. Step outside, and the magic of Owls Hoot Barn continues to unfold. To the side of the barn is a further covered storage barn perfect for hiding away those essential garden tools, bikes or outdoor equipment but yet is an ideal blank canvas for potential conversion (subject to necessary planning permissions). Whether it be an annexe, office or even as a secluded holiday let this space is perfect for a multitude of uses. A large driveway offers practicality for you and guests, with an electric vehicle charging point for convenience, and a metal barn gives you storage options or space for larger vehicles. The tranquil pond mirrors the sky above and beyond, four adjoining fields stretch across 26 acres of open countryside, offering endless possibilities for grazing, recreation, or simply wandering through the peaceful landscape alive with wildlife. Here’s your invitation to discover a rare and wonderful home, an idyllic setting where life can flourish for you and your family. EPC Rating: D ## Property Photos - ![Photo](/listings/photos/167930081/41799) - ![Photo](/listings/photos/167930081/41801) - ![Photo](/listings/photos/167930081/41804) - ![Photo](/listings/photos/167930081/41806) - ![Photo](/listings/photos/167930081/41809) - ![Photo](/listings/photos/167930081/41811) - ![Photo](/listings/photos/167930081/41813) - ![Photo](/listings/photos/167930081/41815) - ![Photo](/listings/photos/167930081/41819) - ![Photo](/listings/photos/167930081/41824) - ![Photo](/listings/photos/167930081/41828) - ![Photo](/listings/photos/167930081/41833) - ![Photo](/listings/photos/167930081/41837) - ![Photo](/listings/photos/167930081/41842) - ![Photo](/listings/photos/167930081/41846) - ![Photo](/listings/photos/167930081/41852) - ![Photo](/listings/photos/167930081/41857) - ![Photo](/listings/photos/167930081/41861) - ![Photo](/listings/photos/167930081/41867) - ![Photo](/listings/photos/167930081/41872) - ![Photo](/listings/photos/167930081/41877) - ![Photo](/listings/photos/167930081/41883) - ![Photo](/listings/photos/167930081/41887) - ![Photo](/listings/photos/167930081/41893) - ![Photo](/listings/photos/167930081/41898) - ![Photo](/listings/photos/167930081/41904) - ![Photo](/listings/photos/167930081/41908) - ![Photo](/listings/photos/167930081/41913) - ![Photo](/listings/photos/167930081/41916) - ![Photo](/listings/photos/167930081/41919) - ![Photo](/listings/photos/167930081/41922) - ![Photo](/listings/photos/167930081/41925) - ![Photo](/listings/photos/167930081/41928) - ![Photo](/listings/photos/167930081/41931) - ![Photo](/listings/photos/167930081/41934) - ![Photo](/listings/photos/167930081/41937) - ![Photo](/listings/photos/167930081/41940) - ![Photo](/listings/photos/167930081/41944) ## Floorplans - ![All](/listings/photos/167930081/41949) - All - ![Site Plan](/listings/photos/167930081/41954) - Site Plan ## EPC Graphs - ![EPC 1](/listings/photos/167930081/41980) - EPC 1 ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | SILVER SPRINGS LEEK ROAD, WETLEY ROCKS, STOKE-ON-TRENT, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST9 0AP | £760,000 | 14/11/2025 | Other | | OVERMOOR FARM KINGSLEY ROAD, WERRINGTON, STOKE-ON-TRENT, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST9 0DJ | £2,000 | 06/02/2025 | Other | | 46 RAVENSMOOR ROAD, WERRINGTON, STOKE-ON-TRENT, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST9 0FF | £1,602 | 31/05/2024 | Other | | 13 RAVENSMOOR ROAD, WERRINGTON, STOKE-ON-TRENT, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST9 0FF | £52,291 | 15/01/2024 | Other | | 15 RAVENSMOOR ROAD, WERRINGTON, STOKE-ON-TRENT, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST9 0FF | £52,291 | 15/01/2024 | Other | | BURLEIGH HOUSE LEEK ROAD, WERRINGTON, STOKE-ON-TRENT, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST9 0DG | £510,000 | 27/11/2023 | Other | | [Same street] THE HOMESTEAD CONSALL, WETLEY ROCKS, STOKE-ON-TRENT, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST9 0AE | £355,000 | 31/07/2023 | Detached | | 45 RAVENSMOOR ROAD, WERRINGTON, STOKE-ON-TRENT, ST9 0FF | £193,257 | 23/09/2022 | Other | | SPRING COTTAGE FARM MILL LANE, WETLEY ROCKS, STOKE-ON-TRENT, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST9 0BN | £395,000 | 10/06/2022 | Other | | IVY HOUSE FARM LEEK ROAD, WERRINGTON, STOKE-ON-TRENT, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST9 0DG | £600,000 | 01/06/2022 | Other | | WETLEY ABBEY FARM ABBEY ROAD, WETLEY ROCKS, STOKE-ON-TRENT, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST9 0AS | £680,000 | 02/03/2022 | Other | | ABBEY GROVE FARM RANDLES LANE, WETLEY ROCKS, STOKE-ON-TRENT, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST9 0AT | £1,100,000 | 14/01/2022 | Other | | BIG SOUTHLOWE FARM LEEK ROAD, WETLEY ROCKS, STOKE-ON-TRENT, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST9 0AR | £260,000 | 03/12/2021 | Other | | FOXEARTH BUNGALOW LEEK ROAD, WERRINGTON, STOKE-ON-TRENT, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST9 0DG | £450,000 | 19/11/2021 | Other | | WETLEY ABBEY ABBEY ROAD, WETLEY ROCKS, STOKE-ON-TRENT, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST9 0AS | £862,500 | 07/09/2021 | Other | | [Same street] ROWAN HOUSE CONSALL, WETLEY ROCKS, STOKE-ON-TRENT, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST9 0AE | £375,000 | 30/07/2021 | Detached | | 417 ASH BANK ROAD, WERRINGTON, STOKE-ON-TRENT, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST9 0JP | £180,000 | 09/07/2021 | Other | | [Same street] ASH SPRINK BARN CONSALL, WETLEY ROCKS, STOKE-ON-TRENT, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST9 0AE | £340,000 | 11/06/2021 | Detached | **Street average:** £356,667 (3 sales) **Area average:** £406,596 (15 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £254,534 (3 Other, ST9, 2024–2026) - **Deviation:** +273.2% ## 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):** £479/mo ## 1% Rule - **Rent ratio:** 0.08% (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.* ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 63.4% ## House Price Index (HM Land Registry) *Official index for Staffordshire Moorlands; All dwelling types series; as of February 2026.* - **1y growth (index):** 2.1% - **5y growth (index):** 15.9% - **10y growth (index):** 51.3% ## 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)