# 2 bedroom semi-detached house for sale (ST11 9RB) ## Property Details | Key | Value | |-----|-------| | Address | 46 SANDON ROAD, STOKE-ON-TRENT, CRESSWELL, STAFFORDSHIRE ST11 9RB | | Price | £225,000 | | Bedrooms | 2 | | Bathrooms | 1 | | Council tax | B | | Construction age | England and Wales: 1930-1949 | | Floor area | 114 m² | | Last sold | £160,000 Aug 2022 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** C - **Expiry date:** 11/04/2032 - **Current heating cost:** £1,075/year - **Est. upgrade cost to C:** £11,500 ### Recommendations - B (£500 - £1,500) - W1 (£800 - £1,200) - 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/2611-7544-9379-0281-1590) ## Description Abode are delighted to present this spacious and well-appointed home, offering versatile living accommodation and occupying a generous plot. The property benefits from ample off-road parking, a detached garage, and gardens to both the front and rear. The home features a modern fitted kitchen diner complete with a range of integrated appliances, alongside a stylish and spacious family bathroom. Ideally situated in Creswell, the property enjoys a peaceful setting close to beautiful countryside, whilst remaining conveniently located for access to nearby towns offering a wide range of shops, schools, and everyday amenities. Excellent transport links are also within easy reach, with the A50 just a short drive away, making it ideal for commuters. In brief, the accommodation comprises: living room, hallway, kitchen diner, conservatory, and ground floor WC. To the first floor are two well-proportioned bedrooms, one of which benefits from a generous walk-in wardrobe/home office, and a large family bathroom. Early viewing is highly recommended to fully appreciate all that this home has to offer. **Living Room** - Double glazed bay window to the front elevation, central heating radiator. **Hallway** - Window to the side elevation, stairs leading up to the first floor, re storage cupboards. **Kitchen Diner** - Modern base and eye level units with complimentary worktops, ceramic inset sink with draining board, integrated cooker, hob with extractor hood above, fridge freezer, dishwasher and washing machine. Space and plumbing for a tumble dryer, window to the rear elevation, central heating radiator, ample space for a dining table and chairs. **Conservatory** - Tiled flooring, sliding patio doors, central heating radiator. **Wc** - WC, boiler. **Landing** - Stairs leading up from the ground floor. **Bedroom** - Double glazed bay window to the front elevation, central heating radiator and built in wardrobes. **Bedroom** - Double glazed window to the side elevation, central heating radiator, storage cupboard. **Dressing Room** - Built in wardrobes, central heating radiator and double glazed window to the rear elevation. **Bathroom** - Modern white suite comprising;- WC, wash hand basin, bath and large shower with glass screen and waterfall and hand held shower heads. Tiled flooring, spot lighting, UPVC double glazed window to the rear elevation, central heating radiator. **Garage** - Up and over door to the front and side personal door. **Outside** - Block paved driveway providing ample off road parking for numerous vehicles and allowing access to the garage. Front lawned garden and rear patio ideal for entertaining. ## Property Photos - ![CAM03790G0-PR0142-STILL007.jpg](/listings/photos/174017819/2102211) - CAM03790G0-PR0142-STILL007.jpg - ![CAM03790G0-PR0142-STILL033.jpg](/listings/photos/174017819/2102214) - CAM03790G0-PR0142-STILL033.jpg - ![CAM03790G0-PR0142-STILL027.jpg](/listings/photos/174017819/2102217) - CAM03790G0-PR0142-STILL027.jpg - ![CAM03790G0-PR0142-STILL005.jpg](/listings/photos/174017819/2102219) - CAM03790G0-PR0142-STILL005.jpg - ![CAM03790G0-PR0142-STILL028.jpg](/listings/photos/174017819/2102222) - CAM03790G0-PR0142-STILL028.jpg - ![CAM03790G0-PR0142-STILL029.jpg](/listings/photos/174017819/2102226) - CAM03790G0-PR0142-STILL029.jpg - ![CAM03790G0-PR0142-STILL031.jpg](/listings/photos/174017819/2102227) - CAM03790G0-PR0142-STILL031.jpg - ![CAM03790G0-PR0142-STILL035.jpg](/listings/photos/174017819/2102230) - CAM03790G0-PR0142-STILL035.jpg - ![CAM03790G0-PR0142-STILL036.jpg](/listings/photos/174017819/2102232) - CAM03790G0-PR0142-STILL036.jpg - ![CAM03790G0-PR0142-STILL038.jpg](/listings/photos/174017819/2102235) - CAM03790G0-PR0142-STILL038.jpg - ![CAM03790G0-PR0142-STILL039.jpg](/listings/photos/174017819/2102238) - CAM03790G0-PR0142-STILL039.jpg - ![CAM03790G0-PR0142-STILL020.jpg](/listings/photos/174017819/2102241) - CAM03790G0-PR0142-STILL020.jpg - ![CAM03790G0-PR0142-STILL024.jpg](/listings/photos/174017819/2102243) - CAM03790G0-PR0142-STILL024.jpg - ![CAM03790G0-PR0142-STILL026.jpg](/listings/photos/174017819/2102246) - CAM03790G0-PR0142-STILL026.jpg - ![CAM03790G0-PR0142-STILL015.jpg](/listings/photos/174017819/2102247) - CAM03790G0-PR0142-STILL015.jpg - ![CAM03790G0-PR0142-STILL016.jpg](/listings/photos/174017819/2102249) - CAM03790G0-PR0142-STILL016.jpg - ![CAM03790G0-PR0142-STILL013.jpg](/listings/photos/174017819/2102252) - CAM03790G0-PR0142-STILL013.jpg - ![CAM03790G0-PR0142-STILL014.jpg](/listings/photos/174017819/2102254) - CAM03790G0-PR0142-STILL014.jpg - ![CAM03790G0-PR0142-STILL017.jpg](/listings/photos/174017819/2102255) - CAM03790G0-PR0142-STILL017.jpg - ![CAM03790G0-PR0142-STILL019.jpg](/listings/photos/174017819/2102257) - CAM03790G0-PR0142-STILL019.jpg - ![CAM03790G0-PR0142-STILL022.jpg](/listings/photos/174017819/2102259) - CAM03790G0-PR0142-STILL022.jpg - ![CAM03790G0-PR0142-STILL002.jpg](/listings/photos/174017819/2102261) - CAM03790G0-PR0142-STILL002.jpg - ![CAM03790G0-PR0142-STILL003.jpg](/listings/photos/174017819/2102263) - CAM03790G0-PR0142-STILL003.jpg - ![CAM03790G0-PR0142-STILL004.jpg](/listings/photos/174017819/2102265) - CAM03790G0-PR0142-STILL004.jpg - ![CAM03790G0-PR0142-STILL009.jpg](/listings/photos/174017819/2102267) - CAM03790G0-PR0142-STILL009.jpg ## Floorplans - ![CAM03790G0-PR0142-ALL_BUILD.jpg](/listings/photos/174017819/2102269) - CAM03790G0-PR0142-ALL_BUILD.jpg - ![CAM03790G0-PR0142-BUILD01.jpg](/listings/photos/174017819/2102272) - CAM03790G0-PR0142-BUILD01.jpg - ![CAM03790G0-PR0142-BUILD01-FLOOR00.jpg](/listings/photos/174017819/2102274) - CAM03790G0-PR0142-BUILD01-FLOOR00.jpg - ![CAM03790G0-PR0142-BUILD01-FLOOR01.jpg](/listings/photos/174017819/2102275) - CAM03790G0-PR0142-BUILD01-FLOOR01.jpg - ![CAM03790G0-PR0142-BUILD02-FLOOR00.jpg](/listings/photos/174017819/2102276) - CAM03790G0-PR0142-BUILD02-FLOOR00.jpg ## EPC Graphs - ![EE Rating](/listings/photos/174017819/2102277) - EE Rating ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 46 SANDON ROAD, CRESSWELL, STOKE-ON-TRENT, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST11 9RB | £160,000 | 24/08/2022 | 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 | |---------|-------|------|------| | [Same street] 28 SANDON ROAD, CRESSWELL, STOKE-ON-TRENT, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST11 9RB | £112,500 | 20/03/2023 | Flat | | [Same street] 47 SANDON ROAD, CRESSWELL, STOKE-ON-TRENT, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST11 9RB | £300,000 | 05/10/2022 | Detached | | [Same street] 40 SANDON ROAD, CRESSWELL, STOKE-ON-TRENT, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST11 9RB | £200,000 | 29/07/2022 | Semi-detached | **Street average:** £204,167 (3 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £207,417 (10 Semi-detached, ST11, 2024–2026) - **Deviation:** +8.5% ## Rental Range *ONS Price Index of Private Rents (Staffordshire Moorlands). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £652/mo - **Realistic:** £724/mo - **Optimistic:** £796/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 | |------|------|------|------|------| | 2 Bed End Terrace, Uttoxeter Road, ST11 | £700/mo | 2 | 0.89 miles | OpenRent | | 2 Bed Bungalow, Keepers Close, ST11 | £1,100/mo | 2 | 1.24 miles | OpenRent | | 2 Bed Flat, The Avenue, ST11 | £695/mo | 2 | 1.34 miles | OpenRent | | 2 Bed Terraced House, Wesley St, ST11 | £795/mo | 2 | 1.44 miles | OpenRent | **Average rent: £823/mo (4 listings)** ## 1% Rule - **Rent ratio:** 0.33% (weak for cashflow) - **Max investor price (0.8%):** £93,500 - **Target investor price (1%):** £74,800 *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 £748/mo).* - **Gross yield:** 4% - **Cost-to-rent:** 25.1× - **Monthly cashflow:** £-238/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -4.4% *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:** £1,974/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 15.4% - **10y growth:** 32.6% ## House Price Index (HM Land Registry) *Official index for Staffordshire Moorlands; Semi-detached series; as of May 2026.* - **1y growth (index):** 7.9% - **5y growth (index):** 20.5% - **10y growth (index):** 55.2% ## 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)