For sale Barn Conversion

THE HAYLOFT

BACKFOLD FARM, FOUNDRY SQUARE, STOKE-ON-TRENT, STOKE-ON-TRENT ST6 8PB

2 beds 2 baths 1,335 sq ft Listed 23 Oct 2026 (-11d)

£365,000

Offers Over

Save
Property photo

Photo 1 Photo 2 Photo 3 Photo 4 Photo 5 Photo 6 Photo 7 Photo 8 Photo 9 Photo 10 Photo 11 Photo 12 Photo 13 Photo 14 Photo 15 Photo 16 Photo 17 Photo 18 Photo 19 Photo 20 Photo 21 Photo 22 Photo 23 Photo 24 Photo 25 Photo 26 Photo 27 Photo 28 Photo 29

/ 29

Property details

Tenure

FREEHOLD

Floor area

124 m²

Council tax band

D

EPC rating

C

Year built

England and Wales: 2012 onwards

Last sold

£340,000 Dec 2024

Price per m²

£2,944/m²

Local average

£395,760 (-7.8%)

Deprivation

Decile 6 (17,276 of 33,755)

Street crime

108 incidents within 1 mile (Aug 2026)

Key features

  • Truly stunning barn conversion in peaceful and private location
  • Breathtaking interior with fabulous proportions throughout
  • Set within gated grounds of just three exclusive country homes
  • Two double bedrooms with luxury en suites in each
  • Sumptuous living dining space perfect for relaxing and entertaining
  • Stunning new kitchen with luxury finish, range cooker and Belfast sink
  • Exposed timber beams, high cleanings, feature glazing and much much more!
  • Spacious private rear gardens with lawns, beds and borders to enjoy all year round
  • Enclosed patio area perfect for al fresco living
  • Ample parking with two driveway areas and a large detached garage

Additional details

Electricity
Mains supply
Water
Mains supply
Sewerage
Mains supply
Heating
Gas central
Parking
Driveway, Gated
Garden
Private garden, Patio
Listed property
No
Restrictions
No
Required access
No
Rights of way
No
Flooded in last 5 years
No
Flood defences
No

Description

Welcome to a truly extraordinary opportunity to own a breathtaking two bedroom semi detached barn conversion, nestled within the exclusive gated grounds of just three distinguished country homes. This remarkable residence effortlessly blends the timeless charm of exposed timber beams and soaring high ceilings with the finest in modern luxury, creating a warm and inviting sanctuary that simply must be experienced to be believed. Step inside to discover a sumptuous living and dining space, perfectly proportioned for both intimate relaxation and vibrant entertaining, where feature glazing floods the interiors with natural light and showcases the stunning craftsmanship at every turn. The newly appointed kitchen is a culinary delight, boasting a luxury finish, a statement range cooker, and a classic Belfast sink, all thoughtfully designed to inspire your inner chef. Two beautifully appointed double bedrooms each enjoy the indulgence of their own luxury en suite, offering a private retreat for restful nights and leisurely mornings. Throughout the home, exquisite attention to detail is evident, from the characterful beams to the elegant interior finishes, creating an atmosphere of understated sophistication. Residents of this exclusive enclave also benefit from ample parking, including two driveway areas and a large detached garage, ensuring convenience and peace of mind. The property’s private setting offers a sense of seclusion and tranquillity, all while being just a short distance from local amenities and the vibrant community spirit of the surrounding area, where you can enjoy country walks, charming village pubs, and excellent transport links. To truly appreciate the unique blend of luxury, character, and contemporary comfort on offer, we invite you to explore the full gallery of photos, immersive videos, and detailed floor plans. Experience for yourself the exceptional lifestyle that awaits in this enchanting barn conversion and contact our agency for further information or to arrange your exclusive viewing.
EPC Rating: CParking - Driveway
Parking - Driveway
Parking - Secure gated

Listed by

Congleton

Chris Hamriding Lettings & Estates

Reference: 94641786

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 30/01/2024

Expiry date: 29/01/2034

Current heating cost: £912/year

Potential heating cost: £917/year

Est. upgrade cost to C: £9,535

Recommendations

  • Low energy lighting for all fixed outlets (£35)
  • Solar water heating (£4,000 - £6,000)
  • Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Registered land (INSPIRE)

This location falls inside an HM Land Registry INSPIRE registered freehold polygon.

Plot: ~1,810 m² (0.45 acres)

Source: HM Land Registry INSPIRE Index Polygons.

Floorplans

All

All

EPC Graphs

EPC 1

EPC 1

Price history

Event Date Price % change
Listed for sale — £365,000 +7.4%
Sold 17/12/2024 (1 year ago) £340,000 —

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

Same street and nearby sales within 0.25 miles (last 5 years). Data from Land Registry Price Paid.

Address Price Date Type
168 ENDON ROAD, STOKE-ON-TRENT, ST6 8NQ £325,000 31/03/2023 Other

Area average: £325,000 (1 sale)

Capital growth trend

Land Registry outcode average: last 12 months vs 5y and 10y ago (from sold prices).

5y growth -97.1%
10y growth -89.6%

House Price Index (HM Land Registry — official index, not sold-price averages): Stoke-on-Trent. Series: All dwelling types. As of July 2026.

1y (index) -0.7%
5y (index) 18.7%
10y (index) 47.7%

Rental Range

Estimated market rent for Stoke-on-Trent. Low = conservative, Realistic = average, Optimistic = best case.

Low £646/mo
Realistic £718/mo
Optimistic £790/mo

Based on Local Authority from postcode lookup → Stoke-on-Trent.

LHA (30th percentile) floor for Staffordshire North: £479/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View ST6 8PB

Address

Baddeley Green, Norton Green, Stoke-on-Trent, England, ST6 8PB, United Kingdom

Nearby

Nearest stations, universities and amenities (distance from property).

Type Name Distance
Bus stop Ball Lane 0.1 miles
Bus stop Trentside Road 0.1 miles
Shop Unknown 0.4 miles
Shop The Cutting Room 0.5 miles
Hospital Haywood Hospital Walk-in Centre 1.7 miles
Train station Longport 3.2 miles
Train station Kidsgrove 4.1 miles
Hospital John Munroe Hospital 5.0 miles
University Buxton & Leek College 6.1 miles
University Tovell Building, Buxton & Leek College 6.1 miles

Street-level crime

Category Count
Violence and sexual offences 33
Anti-social behaviour 22
Burglary 13
Public order 12
Other theft 7
Other crime 6
Criminal damage and arson 5
Drugs 3
Vehicle crime 3
Possession of weapons 2
Shoplifting 2
Total incidents 108

Within 1 mile during Aug 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name Type Distance Ofsted
Norton-Le-Moors Primary Academy Primary 0.7 miles Good — 13 Nov 2022
St Marys Catholic Academy Primary 0.8 miles Outstanding — 20 Jan 2022
Ball Green Primary School Primary 0.8 miles Good — 21 Nov 2022
Greenways Primary Academy Primary 1.0 miles Good — 7 Oct 2013
Hillside Primary School Primary 1.1 miles Good — 18 Jun 2023

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
Endon Road, Stoke-On-Trent, ST6 £750/mo 2 0.28 miles Rightmove
2 Bed Terraced House, Bew Street, ST6 £750/mo 2 0.55 miles OpenRent
Williamson Avenue, Ball Green, Stoke-on-Trent, Staffordshire, ST6 £825/mo 2 0.73 miles Rightmove
2 Bed Terraced House, South Street, ST6 £650/mo 2 0.77 miles OpenRent
2 Bed Terraced House, Williamson Avenue, ST6 £700/mo 2 0.78 miles OpenRent
2 Bed Terraced House, Wilding Road, ST6 £875/mo 2 0.78 miles OpenRent
Longfellow Close, Stoke-On-Trent, ST6 £750/mo 2 0.9 miles Rightmove
Willowbrook Walk, Stoke-on-Trent £750/mo 2 1.09 miles Rightmove
Chell Heath, Stoke-on-Trent, Staffordshire, ST6 £1,000/mo 2 1.22 miles Rightmove
West Terrace, STOKE-ON-TRENT £820/mo 2 1.51 miles Rightmove
Kinver Street, Smallthorne, Stoke-On-Trent £650/mo 2 1.52 miles Rightmove
Jolley Street, Stoke-On-Trent £750/mo 2 1.53 miles Rightmove
Steller Street £730/mo 2 1.57 miles Rightmove
High Lane, Burslem, Stoke on Trent £585/mo — 1.68 miles Rightmove
High Lane, Burslem, Stoke on Trent £495/mo — 1.68 miles Rightmove
High Lane, Burslem, Stoke on Trent £635/mo — 1.68 miles Rightmove
Leonard Street, Burslem £695/mo 2 1.7 miles Rightmove
Hamil Road, Burslem £795/mo 2 1.73 miles Rightmove
Hamil Road, Stoke-On-Trent, ST6 £775/mo 2 1.75 miles Rightmove
Leigh Street, STOKE-ON-TRENT £800/mo 2 1.77 miles Rightmove

Average rent: £756/mo (47 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.21%
Max investor price (0.8%) £93,750
Target investor price (1%) £75,000
Gross yield 2.5%
Cost-to-rent ratio 40.6×
Monthly cashflow £-787/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term
Cash-on-cash ROI -8.9%
  • Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
  • Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
  • Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
  • Gross yield — Annual rent as % of purchase price (no costs).
  • Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
  • Cashflow — Rent minus 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).