# 2 bedroom barn conversion for sale (ST6 8PB) ## Property Details | Key | Value | |-----|-------| | Address | THE HAYLOFT, BACKFOLD FARM, FOUNDRY SQUARE, STOKE-ON-TRENT, STOKE-ON-TRENT ST6 8PB | | Price | £365,000 | | Bedrooms | 2 | | Bathrooms | 2 | | Council tax | D | | Construction age | England and Wales: 2012 onwards | | Floor area | 124 m² | | Last sold | £340,000 Dec 2024 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** B - **Expiry date:** 29/01/2034 - **Current heating cost:** £912/year - **Est. upgrade cost to C:** £9,535 ### Recommendations - E (£35) - N (£4,000 - £6,000) - U (£3,500 - £5,500) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/4600-2307-0322-8373-3943) ## 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: C**Parking - Driveway** **Parking - Driveway** **Parking - Secure gated** ## Property Photos - ![Photo](/listings/photos/94641786/2672876) - ![Photo](/listings/photos/94641786/2672877) - ![Photo](/listings/photos/94641786/2672878) - ![Photo](/listings/photos/94641786/2672879) - ![Photo](/listings/photos/94641786/2672880) - ![Photo](/listings/photos/94641786/2672881) - ![Photo](/listings/photos/94641786/2672882) - ![Photo](/listings/photos/94641786/2672883) - ![Photo](/listings/photos/94641786/2672884) - ![Photo](/listings/photos/94641786/2672885) - ![Photo](/listings/photos/94641786/2672886) - ![Photo](/listings/photos/94641786/2672887) - ![Photo](/listings/photos/94641786/2672888) - ![Photo](/listings/photos/94641786/2672889) - ![Photo](/listings/photos/94641786/2672890) - ![Photo](/listings/photos/94641786/2672891) - ![Photo](/listings/photos/94641786/2672892) - ![Photo](/listings/photos/94641786/2672893) - ![Photo](/listings/photos/94641786/2672894) - ![Photo](/listings/photos/94641786/2672895) - ![Photo](/listings/photos/94641786/2672896) - ![Photo](/listings/photos/94641786/2672897) - ![Photo](/listings/photos/94641786/2672898) - ![Photo](/listings/photos/94641786/2672899) - ![Photo](/listings/photos/94641786/2672900) - ![Photo](/listings/photos/94641786/2672901) - ![Photo](/listings/photos/94641786/2672902) - ![Photo](/listings/photos/94641786/2672903) - ![Photo](/listings/photos/94641786/2672904) ## Floorplans - ![All](/listings/photos/94641786/2672905) - All ## EPC Graphs - ![EPC 1](/listings/photos/94641786/2672906) - EPC 1 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | BACKFOLD FARM THE HAYLOFT FOUNDRY SQUARE, STOKE-ON-TRENT, ST6 8PB | £340,000 | 17/12/2024 | Semi-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 | |---------|-------|------|------| | 168 ENDON ROAD, STOKE-ON-TRENT, ST6 8NQ | £325,000 | 31/03/2023 | Other | **Area average:** £325,000 (1 sale) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £395,760 (13 Other, ST6, 2024–2026) - **Deviation:** -7.8% ## Rental Range *ONS Price Index of Private Rents (Stoke-on-Trent). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £646/mo - **Realistic:** £718/mo - **Optimistic:** £790/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Staffordshire North (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £479/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 | |------|------|------|------|------| | [Endon Road, Stoke-On-Trent, ST6](http://87.117.209.195:8080/listings/7345d36) | £750/mo | 2 | 0.28 miles | Rightmove | | [Williamson Avenue, Ball Green, Stoke-on-Trent, Staffordshire, ST6](http://87.117.209.195:8080/listings/b4b651c) | £825/mo | 2 | 0.73 miles | Rightmove | | [South Street, Stoke-on-Trent, Staffordshire, ST6](http://87.117.209.195:8080/listings/a9c6c05) | £650/mo | 2 | 0.78 miles | Rightmove | | [Longfellow Close, Stoke-On-Trent, ST6](http://87.117.209.195:8080/listings/780a5d1) | £750/mo | 2 | 0.9 miles | Rightmove | | [Willowbrook Walk, Stoke-on-Trent](http://87.117.209.195:8080/listings/cc219d3) | £750/mo | 2 | 1.09 miles | Rightmove | | [Chell Heath, Stoke-on-Trent, Staffordshire, ST6](http://87.117.209.195:8080/listings/89fda55) | £1,000/mo | 2 | 1.22 miles | Rightmove | | [West Terrace, STOKE-ON-TRENT](http://87.117.209.195:8080/listings/6b70aab) | £820/mo | 2 | 1.51 miles | Rightmove | | [Kinver Street, Smallthorne, Stoke-On-Trent](http://87.117.209.195:8080/listings/b1f1592) | £650/mo | 2 | 1.52 miles | Rightmove | | [Jolley Street, Stoke-On-Trent](http://87.117.209.195:8080/listings/d5f0fd5) | £750/mo | 2 | 1.53 miles | Rightmove | | [Steller Street](http://87.117.209.195:8080/listings/21ea11e) | £730/mo | 2 | 1.57 miles | Rightmove | | [High Lane, Burslem, Stoke on Trent](http://87.117.209.195:8080/listings/e9d1c1a) | £585/mo | — | 1.68 miles | Rightmove | | [High Lane, Burslem, Stoke on Trent](http://87.117.209.195:8080/listings/85874a5) | £635/mo | — | 1.68 miles | Rightmove | | [High Lane, Burslem, Stoke on Trent](http://87.117.209.195:8080/listings/09816e8) | £495/mo | — | 1.68 miles | Rightmove | | [Leonard Street, Burslem](http://87.117.209.195:8080/listings/8664164) | £695/mo | 2 | 1.7 miles | Rightmove | | [Hamil Road, Burslem](http://87.117.209.195:8080/listings/2b5decf) | £795/mo | 2 | 1.73 miles | Rightmove | | [Hamil Road, Stoke-On-Trent, ST6](http://87.117.209.195:8080/listings/08a5744) | £775/mo | 2 | 1.75 miles | Rightmove | | [Leigh Street, STOKE-ON-TRENT](http://87.117.209.195:8080/listings/ae5d129) | £800/mo | 2 | 1.77 miles | Rightmove | | [Macclesfield Street, Stoke-On-Trent](http://87.117.209.195:8080/listings/bf36b4d) | £725/mo | 2 | 1.83 miles | Rightmove | | [Stanfield Road, Burslem, Stoke-on-Trent, Staffordshire, ST6](http://87.117.209.195:8080/listings/44b07ce) | £750/mo | 2 | 1.87 miles | Rightmove | | [Stanfield Road, ST6](http://87.117.209.195:8080/listings/f02635d) | £675/mo | 2 | 1.89 miles | Rightmove | **Average rent: £755/mo (46 listings)** ## 1% Rule - **Rent ratio:** 0.21% (weak for cashflow) - **Max investor price (0.8%):** £93,750 - **Target investor price (1%):** £75,000 *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 £750/mo).* - **Gross yield:** 2.5% - **Cost-to-rent:** 40.6× - **Monthly cashflow:** £-787/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -8.9% *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).* ## Price per Square Metre - **£/m²:** £2,944/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -97.1% - **10y growth:** -89.6% ## House Price Index (HM Land Registry) *Official index for Stoke-on-Trent; All dwelling types series; as of August 2026.* - **1y growth (index):** -0.2% - **5y growth (index):** 19.7% - **10y growth (index):** 49.9% ## 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)