# 3 bedroom semi-detached house for sale (ST7 4PP)

## Property Details

| Key | Value |
|-----|-------|
| Address | Ian Road, Stoke-On-Trent ST7 4PP |
| Price | £130,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Council tax | B |

## Description

Now available at the reserve price of £130,000.00 For sale by public auction To register to bid on this Lot, or to download the Legal Pack - please see the Butters John Bee website or call the auction team direct.

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 £1,800 inc. 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.

To view this lot, please contact Butters John Bee Hanley –  

Internet, Telephone & Proxy Bidding

Interested in this lot but can’t attend the auction? You can bid by internet, telephone or by proxy by pre-registering with our auction department on   or email  . Further details are available in the auction catalogue.

## Property Photos

- ![Photo](/listings/photos/173546525/92979)
- ![Photo](/listings/photos/173546525/92980)
- ![Photo](/listings/photos/173546525/92981)
- ![Photo](/listings/photos/173546525/92982)
- ![Photo](/listings/photos/173546525/92983)
- ![Photo](/listings/photos/173546525/92984)
- ![Photo](/listings/photos/173546525/92985)
- ![Photo](/listings/photos/173546525/92986)
- ![Photo](/listings/photos/173546525/92987)

## Floorplans

- ![Floorplan 1](/listings/photos/173546525/92988) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/173546525/106060) - 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 |
|---------|-------|------|------|
| [Same street] 55A IAN ROAD, NEWCHAPEL, STOKE-ON-TRENT, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST7 4PP | £435,000 | 03/12/2025 | Detached |
| [Same street] 77 IAN ROAD, NEWCHAPEL, STOKE-ON-TRENT, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST7 4PP | £247,500 | 07/02/2025 | Semi-detached |
| [Same street] 117 IAN ROAD, NEWCHAPEL, STOKE-ON-TRENT, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST7 4PP | £192,500 | 07/12/2023 | Semi-detached |
| 60 PENNYFIELDS ROAD, NEWCHAPEL, STOKE-ON-TRENT, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST7 4PN | £125,000 | 03/11/2023 | Semi-detached |
| 116 IAN ROAD, NEWCHAPEL, STOKE-ON-TRENT, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST7 4PW | £195,000 | 02/10/2023 | Semi-detached |
| 18 DANE GARDENS, KIDSGROVE, STOKE-ON-TRENT, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST7 4PL | £177,000 | 11/08/2023 | Semi-detached |
| 126 IAN ROAD, NEWCHAPEL, STOKE-ON-TRENT, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST7 4PW | £187,000 | 25/07/2023 | Semi-detached |
| [Same street] 77 IAN ROAD, NEWCHAPEL, STOKE-ON-TRENT, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST7 4PP | £235,000 | 31/03/2023 | Semi-detached |
| 10 MERLIN WAY, KIDSGROVE, STOKE-ON-TRENT, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST7 4YL | £232,000 | 15/12/2022 | Semi-detached |
| 11 PENNYFIELDS ROAD, NEWCHAPEL, STOKE-ON-TRENT, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST7 4PS | £205,000 | 15/11/2022 | Semi-detached |
| 47 DERWENT CRESCENT, KIDSGROVE, STOKE-ON-TRENT, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST7 4PH | £160,000 | 11/11/2022 | Semi-detached |
| 91 PENNYFIELDS ROAD, NEWCHAPEL, STOKE-ON-TRENT, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST7 4PS | £165,000 | 10/06/2022 | Semi-detached |
| [Same street] 119 IAN ROAD, NEWCHAPEL, STOKE-ON-TRENT, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST7 4PP | £180,000 | 21/04/2022 | Semi-detached |
| 66 WOODHALL ROAD, KIDSGROVE, STOKE-ON-TRENT, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST7 4QY | £270,000 | 21/04/2022 | Semi-detached |
| 1 DERWENT CRESCENT, KIDSGROVE, STOKE-ON-TRENT, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST7 4PH | £190,000 | 13/04/2022 | Semi-detached |
| 4 BIRKDALE DRIVE, KIDSGROVE, STOKE-ON-TRENT, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST7 4SL | £190,000 | 21/01/2022 | Semi-detached |
| 11 PENNYFIELDS ROAD, NEWCHAPEL, STOKE-ON-TRENT, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST7 4PS | £150,000 | 10/12/2021 | Semi-detached |
| 14 STARLING CLOSE, KIDSGROVE, STOKE-ON-TRENT, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST7 4XR | £165,000 | 30/09/2021 | Semi-detached |
| [Same street] 21 IAN ROAD, NEWCHAPEL, STOKE-ON-TRENT, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST7 4PP | £144,000 | 27/09/2021 | Semi-detached |
| 12 WOODHALL ROAD, KIDSGROVE, STOKE-ON-TRENT, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST7 4QY | £159,000 | 27/09/2021 | Semi-detached |
| 26 MERLIN WAY, KIDSGROVE, STOKE-ON-TRENT, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST7 4YL | £175,000 | 17/09/2021 | Semi-detached |
| 36 TERN AVENUE, KIDSGROVE, STOKE-ON-TRENT, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST7 4PJ | £180,000 | 31/08/2021 | Semi-detached |
| [Same street] 73 IAN ROAD, NEWCHAPEL, STOKE-ON-TRENT, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST7 4PP | £170,000 | 16/07/2021 | Semi-detached |
| 76 IAN ROAD, NEWCHAPEL, STOKE-ON-TRENT, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST7 4PW | £135,000 | 12/07/2021 | Semi-detached |
| 12 IAN ROAD, NEWCHAPEL, STOKE-ON-TRENT, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST7 4PW | £155,000 | 05/07/2021 | Semi-detached |
| 18 PENNYFIELDS ROAD, NEWCHAPEL, STOKE-ON-TRENT, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST7 4PN | £190,000 | 21/06/2021 | Semi-detached |
| 13 PENNYFIELDS ROAD, NEWCHAPEL, STOKE-ON-TRENT, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST7 4PS | £150,000 | 18/06/2021 | Semi-detached |

**Street average:** £229,143 (7 sales)
**Area average:** £177,750 (20 sales)

## Price vs local average

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

- **Local average:** £209,071 (70 Semi-detached, ST7, 2024–2026)
- **Deviation:** -37.8%

## 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).*

- **LHA floor (this property size):** £678/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 |
|------|------|------|------|------|
| [Birch Tree Lane,  Scholar Green, ST7 3LJ](http://87.117.209.195:8080/listings/8b596c8) | £1,250/mo | 3 | 1.69 miles | Rightmove |
| [Lincoln Road, STOKE-ON-TRENT](http://87.117.209.195:8080/listings/92a2568) | £850/mo | 3 | 3.64 miles | Rightmove |
| [Boden Hall Cottages, Rode Heath, ST7](http://87.117.209.195:8080/listings/265a8e4) | £2,250/mo | 3 | 3.7 miles | Rightmove |
| [Boon Hill, Bignall End ](http://87.117.209.195:8080/listings/9a6eb84) | £1,325/mo | 3 | 3.93 miles | Rightmove |
| [Coalfield Close, Bignall End, Staffordsire](http://87.117.209.195:8080/listings/7fde580) | £1,200/mo | 3 | 4.06 miles | Rightmove |
| [High Street, Halmer End, Stoke-on-Trent, ST7](http://87.117.209.195:8080/listings/4697bea) | £895/mo | 3 | 5.09 miles | Rightmove |
| [High Street, Alsagers Bank, Stoke On Trent, Staffordshire, ST7](http://87.117.209.195:8080/listings/502c3e5) | £795/mo | 3 | 5.19 miles | Rightmove |

**Average rent: £1,224/mo (7 listings)**

## 1% Rule

- **Rent ratio:** 0.92% (okay)
- **Max investor price (0.8%):** £150,000
- **Target investor price (1%):** £120,000

*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 £1,200/mo).*

- **Gross yield:** 11.1%
- **Cost-to-rent:** 9×
- **Monthly cashflow:** £543/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 17.3%

*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:** 32.3%
- **10y growth:** 60.2%

## House Price Index (HM Land Registry)

*Official index for Newcastle-under-Lyme; Semi-detached series; as of March 2026.*

- **1y growth (index):** 2.9%
- **5y growth (index):** 24.9%
- **10y growth (index):** 59.4%

## 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)