# Property for sale (ST7 8NF) ## Property Details | Key | Value | |-----|-------| | Address | OAKDENE FARM, GREAT OAK ROAD, STOKE-ON-TRENT, BIGNALL END, STAFFORDSHIRE ST7 8NF | | Price | £300,000 | | Last sold | £650,000 Jun 2025 | ## Description An exceptional and rare building development opportunity has arisen to purchase Oakdene Barn. Nestled in a sought-after, picturesque semi-rural position on Great Oak Road, this plot offers a brilliant blank canvas for developers or self-builders looking to create spectacular, bespoke homes in a stunning Staffordshire setting. The site features an existing steel-framed agricultural barn with a generous footprint of approximately 195 square meters. The property has recently received Planning in Principle from Newcastle-under-Lyme Borough Council for the conversion of the existing structure into residential accommodation. Under the application guidelines, the proposal is limited to no more than two dwellings. The total plot extends to 1.3 acres (approx.), offering expansive outdoor space. Approach to the site is made via secure timber gates directly off Great Oak Road, opening up to a sweeping private driveway flanked by mature grassland on either side. This driveway leads down to the western boundary where the barn stands, maximising privacy from the road. Architect plans drafted by Ellis Hillman Architects illustrate a vision for two contemporary semi-detached dwellings. Each proposed unit boasts a spacious 149 square meters of internal living space distributed across two floors: **Ground Floor (85 sq. m. per unit):** A welcoming entrance hall with a guest WC and dedicated storage. This leads into a generous lounge, and a large, open-plan kitchen and dining area—perfect for modern family living and entertaining. **First Floor (64 sq. m. per unit):** A central landing opening up to two spacious double bedrooms and a well-appointed family bathroom. The exterior proposals incorporate stylish vertical timber cladding and a profiled metal roof, blending modern architectural design seamlessly into the local rustic environment. One of the most defining characteristics of Oakdene Barn is its panoramic positioning. The plot enjoys truly spectacular, far-reaching rural views across the rolling landscape, particularly to the west and south. While the location offers a peaceful, idyllic escape on the outskirts of Bignall End, it remains exceptionally well-connected. The towns of Newcastle-under-Lyme and Stoke-on-Trent sit conveniently within commuting distance to the southeast, while Crewe is easily accessible to the northwest. For those traveling further afield, Junction 16 of the M6 motorway is just an approximate 5-minute drive away, combining ultimate rural privacy with superb regional connectivity. Interested parties are encouraged to view the application documents, site layouts, and complete elevation plans on the online planning portal under Newcastle-under-Lyme Borough Council reference: **26/00055/PIP**. Additional information can also be accessed directly via the Newcastle-under-Lyme Planning Portal. ## Property Photos - ![Photo](/listings/photos/88994007/551017) - ![Photo](/listings/photos/88994007/551018) - ![Photo](/listings/photos/88994007/551019) - ![Photo](/listings/photos/88994007/551020) - ![Photo](/listings/photos/88994007/551021) - ![Photo](/listings/photos/88994007/551022) - ![Photo](/listings/photos/88994007/551023) - ![Photo](/listings/photos/88994007/551024) - ![Photo](/listings/photos/88994007/551025) - ![Photo](/listings/photos/88994007/551026) - ![Photo](/listings/photos/88994007/551027) - ![Photo](/listings/photos/88994007/551028) - ![Photo](/listings/photos/88994007/551029) - ![Photo](/listings/photos/88994007/551030) - ![Photo](/listings/photos/88994007/551031) - ![Photo](/listings/photos/88994007/551032) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | OAKDENE FARM GREAT OAK ROAD, BIGNALL END, STOKE-ON-TRENT, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST7 8NF | £650,000 | 19/06/2025 | Detached | | OAKDENE FARM GREAT OAK ROAD, BIGNALL END, STOKE-ON-TRENT, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST7 8NF | £258,000 | 06/05/2016 | 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 | |---------|-------|------|------| | [Same street] 1 GREAT OAK ROAD, BIGNALL END, STOKE-ON-TRENT, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST7 8NF | £176,000 | 16/12/2022 | Semi-detached | **Street average:** £176,000 (1 sale) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £724,965 (13 Other, ST7, 2024–2026) - **Deviation:** -58.6% ## Rental Range *ONS Price Index of Private Rents (Newcastle-under-Lyme). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £743/mo - **Realistic:** £825/mo - **Optimistic:** £908/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for South Cheshire (Apr 2025 – Mar 2026).* ## Rental Comparables *Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.* | Title | Rent | Beds | Distance | As seen on | |------|------|------|------|------| | 4 Bed Terraced House, Ravens Lane, ST7 | £995/mo | 4 | 0.34 miles | OpenRent | | [Ravens Lane, Bignall End, Stoke-On-Trent](http://87.117.209.195:8080/listings/030cbd0) | £1,000/mo | 4 | 0.34 miles | Rightmove | | [Coalfield Close, Bignall End, Staffordsire](http://87.117.209.195:8080/listings/7fde580) | £1,200/mo | 3 | 0.41 miles | Rightmove | | 4 Bed Semi-Detached House, Westfield Avenue, ST7 | £895/mo | 4 | 0.42 miles | OpenRent | | [Boon Hill, Bignall End ](http://87.117.209.195:8080/listings/9a6eb84) | £1,325/mo | 3 | 0.55 miles | Rightmove | | [St Martins Road, STOKE-ON-TRENT](http://87.117.209.195:8080/listings/32ace8a) | £1,100/mo | 2 | 1.55 miles | Rightmove | | [High Street, Halmer End, Stoke-on-Trent, ST7](http://87.117.209.195:8080/listings/4697bea) | £895/mo | 3 | 1.7 miles | Rightmove | | [High Street, Alsagers Bank, Stoke On Trent, Staffordshire, ST7](http://87.117.209.195:8080/listings/502c3e5) | £795/mo | 3 | 1.98 miles | Rightmove | | [Lincoln Road, STOKE-ON-TRENT](http://87.117.209.195:8080/listings/92a2568) | £850/mo | 3 | 4.23 miles | Rightmove | | [Birch Tree Lane, Scholar Green, ST7 3LJ](http://87.117.209.195:8080/listings/8b596c8) | £1,250/mo | 3 | 4.47 miles | Rightmove | | [Boden Hall Cottages, Rode Heath, ST7](http://87.117.209.195:8080/listings/265a8e4) | £2,250/mo | 3 | 4.48 miles | Rightmove | **Average rent: £1,141/mo (11 listings)** ## 1% Rule - **Rent ratio:** 0.33% (weak for cashflow) - **Max investor price (0.8%):** £125,000 - **Target investor price (1%):** £100,000 *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 £1,000/mo).* - **Gross yield:** 4% - **Cost-to-rent:** 25× - **Monthly cashflow:** £-306/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -4.2% *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:** 269.6% - **10y growth:** 1008.9% ## House Price Index (HM Land Registry) *Official index for Newcastle-under-Lyme; All dwelling types series; as of March 2026.* - **1y growth (index):** 2.3% - **5y growth (index):** 23.3% - **10y growth (index):** 56.4% ## 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)