# 5 bedroom detached house for sale (DE13 8AD) ## Property Details | Key | Value | |-----|-------| | Address | ARDEN HOUSE, WEAVERLAKE DRIVE, BURTON-ON-TRENT, YOXALL, STAFFORDSHIRE DE13 8AD | | Price | £2,295,000 | | Bedrooms | 5 | | Bathrooms | 3 | | Council tax | H | | Construction age | England and Wales: 1996-2002 | | Floor area | 350 m² | | Last sold | £1,300,000 Dec 2016 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** C - **Expiry date:** 08/04/2036 - **Current heating cost:** £3,415/year - **Est. upgrade cost to C:** £9,000 ### Recommendations - U (£8,000 - £10,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2169-2117-1561-5217-5111) ## Description Nestled within tranquil mature woodland is the exceptional Arden House, an executive five bedroom home standing within 1.25 acre grounds on the premium private lane of Weaverlake Drive. Offering exceptionally well-appointed accommodation inside and out alongside an architect-designed extension, this handsome residence has received extensive improvements highlighting the quality finish of both the original build and more modern additions. Arden House presents a rare opportunity to reside within this highly desired private community of just 10 executive homes, combining the ideals of peaceful rural living with nearby access to excellent amenities and convenient commuter links. Well proportioned interiors extend over two floors, with the connected triple bay coach house offering potential for conversion into ancillary accommodation. Arden House is serviced by mains gas central heating (2020 boiler) and Argon filled double glazed windows (fitted 2020). Three spacious reception rooms and a study present plenty of space for family living and entertaining, with a show-stopping open plan dining and living kitchen being the heart of the extensive accommodation. Functional spaces include a boot room, large laundry room and a gym, with both a traditional central reception hall and an elegant glazed Atrium giving two impressive and welcoming entrances. To the first floor there are five well proportioned double bedrooms, with the principal suite extending to a fabulous size and having a private en suite bathroom. The second bedroom is also serviced by a refitted en suite, with a modern refitted shower room servicing the additional bedrooms. From each bedroom window, views of the gardens, paddock and over the tranquil parkland setting of Weaverlake Drive can be appreciated. Wrap around formal gardens have been landscaped to an excellent standard, with granite paving, manicured lawns and an insulated studio, offering an ideal artists workshop or work-from-home space. There has previously been planning approval to add a leisure complex with swimming pool to the rear of the coach house, with ample space for this to be added without encroaching on the generous plot. Having access from Weaverlake Drive as well as the garden is a paddock with a summer house and kitchen garden, offering a multitude of potential uses and additional outside space to complement the generous proportions of Arden House. Arden House resides on the premier Weaverlake Drive, a much sought after private lane positioned on the idyllic rural borders of Yoxall. The village centre is a short walk away, offering an excellent range of amenities including a health centre, shops, Post Office/general store, St Peter’s church and two pubs all within walking distance. Views towards surrounding countryside can be appreciated from the property, with many rural walks accessible from the doorstep. Set on the delightful rural borders of the village are the Woodmill Farm Barns, a bespoke complex including a Café, a bakery, an award-winning Butchers and a fishmonger. Premium leisure facilities including Hoar Cross Hall, The Deer Park Farm Shop and the FA’s St George’s Park are all being within a few minute’s drive, with local gym, golf and country clubs nearby in Wychnor, Lichfield and Branston. Barton Marina is also within a short drive, with its boutique cinema and luxurious range of eateries and shops, all bordering pretty lakeside walks. The property is set in a highly regarded catchment area for both state and independent schools. Repton School, Denstone College and Lichfield Cathedral are all within a short drive, with a local bus service to Denstone College also. St Peters Primary School is situated within the village which feeds into the highly regarded John Taylor Secondary in Barton under Needwood, both of which maintain an Ofsted ‘Outstanding’ rating, and the John Taylor Free School also lies within a short drive. Yoxall is well placed for access to nearby towns and cities via the A38, A515 and A50, connecting to the national motorway network beyond. Rail services from Lichfield provide regular and direct links to Birmingham and London and the International airports of Birmingham, East Midlands and Manchester are all within an easy drive. **Reception Hall** - 8.52 x 6.1m (27'11" x 20'0") - **Family Room** - 6.8 x 4.32m (22'3" x 14'2") - **Lounge** - 5.3 x 4.23m (17'4" x 13'10") - **Snug/Playroom** - 5.63 x 3.31m (18'5" x 10'10") - **Magnificent Open Plan Living & Dining Kitchen** - 11.84 x 8.27m (38'10" x 27'1") - **Laundry Room** - 3.48 x 3.32m (11'5" x 10'10") - **Atrium** - 5.37 x 2.92m (17'7" x 9'6") - **Gym** - 4.27 x 4.55m (14'0" x 14'11") - **Boot Room** - 3.32 x 2.02m (10'10" x 6'7" ) - **Cloakroom** - 3.04 x 2.06m (9'11" x 6'9") - **Master Suite** - 6.8 x 5.06m (22'3" x 16'7") - **En Suite Bathroom** - 2.76 x 2.58m (9'0" x 8'5") - **Bedroom Two** - 4.99 x 4.23m (16'4" x 13'10") - **Refitted En Suite** - 1.93 x 1.76m (6'3" x 5'9" ) - **Bedroom Three** - 5.64 x 3.48m (18'6" x 11'5") - **Bedroom Four** - 4.01 x 3.68m (13'1" x 12'0" ) - **Bedroom Five** - 3.53 x 3.15m (11'6" x 10'4") - **Refitted Shower Room** - 2.8 x 1.76m (9'2" x 5'9") - **Triple Bay Coach House** - 10.38 x 6.02m (34'0" x 19'9" ) - **Studio** - 2.96 x 2.96m (9'8" x 9'8") - ## Property Photos - ![Photo](/listings/photos/87748617/471103) - ![Photo](/listings/photos/87748617/471105) - ![Photo](/listings/photos/87748617/471109) - ![Photo](/listings/photos/87748617/471111) - ![Photo](/listings/photos/87748617/471113) - ![Photo](/listings/photos/87748617/471115) - ![Photo](/listings/photos/87748617/471117) - ![Photo](/listings/photos/87748617/471119) - ![Photo](/listings/photos/87748617/471120) - ![Photo](/listings/photos/87748617/471121) - ![Photo](/listings/photos/87748617/471122) - ![Photo](/listings/photos/87748617/471123) - ![Photo](/listings/photos/87748617/471124) - ![Photo](/listings/photos/87748617/471126) - ![Photo](/listings/photos/87748617/471128) - ![Photo](/listings/photos/87748617/471131) - ![Photo](/listings/photos/87748617/471133) - ![Photo](/listings/photos/87748617/471136) - ![Photo](/listings/photos/87748617/471138) - ![Photo](/listings/photos/87748617/471141) - ![Photo](/listings/photos/87748617/471143) - ![Photo](/listings/photos/87748617/471144) - ![Photo](/listings/photos/87748617/471145) - ![Photo](/listings/photos/87748617/471146) - ![Photo](/listings/photos/87748617/471147) - ![Photo](/listings/photos/87748617/471148) - ![Photo](/listings/photos/87748617/471150) - ![Photo](/listings/photos/87748617/471152) - ![Photo](/listings/photos/87748617/471155) - ![Photo](/listings/photos/87748617/471157) - ![Photo](/listings/photos/87748617/471160) - ![Photo](/listings/photos/87748617/471163) - ![Photo](/listings/photos/87748617/471165) - ![Photo](/listings/photos/87748617/471167) - ![Photo](/listings/photos/87748617/471170) - ![Photo](/listings/photos/87748617/471171) - ![Photo](/listings/photos/87748617/471175) - ![Photo](/listings/photos/87748617/471178) - ![Photo](/listings/photos/87748617/471180) - ![Photo](/listings/photos/87748617/471183) - ![Photo](/listings/photos/87748617/471186) - ![Photo](/listings/photos/87748617/471187) - ![Photo](/listings/photos/87748617/471190) - ![Photo](/listings/photos/87748617/471191) - ![Photo](/listings/photos/87748617/471192) - ![Photo](/listings/photos/87748617/471193) - ![Photo](/listings/photos/87748617/471194) - ![Photo](/listings/photos/87748617/471195) - ![Photo](/listings/photos/87748617/471196) - ![Photo](/listings/photos/87748617/471197) - ![Photo](/listings/photos/87748617/471198) - ![Photo](/listings/photos/87748617/471200) - ![Photo](/listings/photos/87748617/471202) - ![Photo](/listings/photos/87748617/471204) - ![Photo](/listings/photos/87748617/471206) - ![Photo](/listings/photos/87748617/471207) ## Floorplans - ![Floorplan 1](/listings/photos/87748617/471209) - Floorplan 1 ## EPC Graphs - ![EE Rating](/listings/photos/87748617/471211) - EE Rating ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | ARDEN HOUSE WEAVERLAKE DRIVE, YOXALL, BURTON-ON-TRENT, EAST STAFFORDSHIRE, STAFFORDSHIRE, DE13 8AD | £1,300,000 | 05/12/2016 | Detached | | ARDEN HOUSE WEAVERLAKE DRIVE, YOXALL, BURTON-ON-TRENT, EAST STAFFORDSHIRE, STAFFORDSHIRE, DE13 8AD | £872,500 | 24/03/2009 | Detached | | ARDEN HOUSE WEAVERLAKE DRIVE, YOXALL, BURTON-ON-TRENT, EAST STAFFORDSHIRE, STAFFORDSHIRE, DE13 8AD | £910,000 | 30/01/2008 | Detached | | ARDEN HOUSE WEAVERLAKE DRIVE, YOXALL, BURTON-ON-TRENT, EAST STAFFORDSHIRE, STAFFORDSHIRE, DE13 8AD | £845,000 | 10/03/2004 | Detached | | ARDEN HOUSE WEAVERLAKE DRIVE, YOXALL, BURTON-ON-TRENT, EAST STAFFORDSHIRE, STAFFORDSHIRE, DE13 8AD | £850,000 | 31/10/2002 | 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 | |---------|-------|------|------| | KERED HADLEY STREET, YOXALL, BURTON-ON-TRENT, EAST STAFFORDSHIRE, STAFFORDSHIRE, DE13 8NB | £475,000 | 20/10/2023 | Detached | | LEAFIELDS FARM HADLEY STREET, YOXALL, BURTON-ON-TRENT, EAST STAFFORDSHIRE, STAFFORDSHIRE, DE13 8NB | £552,731 | 18/06/2021 | Detached | **Area average:** £513,866 (2 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £448,988 (79 Detached, DE13, 2024–2026) - **Deviation:** +411.1% ## Rental Range *ONS Price Index of Private Rents (East Staffordshire). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £752/mo - **Realistic:** £836/mo - **Optimistic:** £920/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Eastern Staffordshire (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £983/mo ## 1% Rule - **Rent ratio:** 0.04% (weak for cashflow) - **Max investor price (0.8%):** £104,500 - **Target investor price (1%):** £83,600 *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:** £6,557/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 9.9% - **10y growth:** 44.7% ## House Price Index (HM Land Registry) *Official index for East Staffordshire; Detached series; as of March 2026.* - **1y growth (index):** 4.5% - **5y growth (index):** 25.7% - **10y growth (index):** 56.3% ## 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)