# 2 bedroom terraced house for sale (ST13 8DS) ## Property Details | Key | Value | |-----|-------| | Address | 8 WESTWOOD GROVE, LEEK, STAFFORDSHIRE ST13 8DS | | Price | £130,000 | | Bedrooms | 2 | | Bathrooms | 1 | | Council tax | A | | Construction age | England and Wales: before 1900 | | Floor area | 51 m² | | Last sold | £115,000 Feb 2022 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** C - **Expiry date:** 23/02/2036 - **Current heating cost:** £841/year - **Est. upgrade cost to C:** £26,950 ### Recommendations - B (£900 - £1,500) - Q (£7,500 - £11,000) - W2 (£5,000 - £10,000) - U (£8,000 - £10,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9336-0422-7500-0224-9226) ## Description Selling with NO CHAIN, Whittaker & Biggs are delighted to offer to the market this delightful mid-terraced house, presenting an excellent opportunity for first-time buyers or those seeking a buy-to-let investment. Spanning an inviting 732 square feet, the property boasts a well-proportioned reception room that has been freshly painted and features a newly fitted carpet, creating a warm and welcoming atmosphere. The house comprises two spacious double bedrooms, providing ample space for relaxation and rest. The layout is thoughtfully designed to maximise comfort and functionality, making it an ideal home for small families or professionals. One of the standout features of this property is the courtyard and separate garden to the rear, offering a perfect outdoor space for enjoying the fresh air, gardening, or entertaining guests. This private area enhances the overall appeal of the home, providing a tranquil retreat from the hustle and bustle of daily life. Located in a popular neighbourhood, this property is conveniently situated close to local amenities, schools, and transport links, ensuring that everything you need is within easy reach. With its attractive features and prime location, this terraced house is a fantastic opportunity not to be missed. Whether you are looking to make your first step onto the property ladder or seeking a promising investment, this home is sure to meet your needs. Call Whittaker & Biggs on to book your viewing. **Ground Floor** - **Sitting Room** - 3.64 x 3.53 (11'11" x 11'6") - UPVC double glazed door with transom window to the frontage, UPVC double glazed window to the frontage, radiator, meter cupboard. **Kitchen** - 3.53 x 2.11 (11'6" x 6'11") - UPVC double glazed window to the rear, units to the base and eye level, stainless steel circular sink and drainer, chrome mixer tap, extractor hood, space for a free standing electric cooker, space for a free standing fridge freezer, space for a tumble tumble dryer, stairs to the first floor, tiled floor. **Hall** - 1.75 x 0.77 (5'8" x 2'6") - UPVC double glazed door to the side aspect, space and plumbing for a washing machine, radiator, tiled floor. **Bathroom** - 2.28 x 1.60 (7'5" x 5'2") - UPVC double glazed window to the side aspect, P-shaped bath, chrome mixer tap, shower over, chrome fitments, glass shower panel, vanity wash hand basin, chrome mixer tap, low level WC, radiator, fully tiled, extractor fan, tiled floor. **First Floor** - **Bedroom One** - 3.53 x 3.24 (11'6" x 10'7") - UPVC double glazed window to the frontage, radiator. **Bedroom Two** - 3.64 x 2.53 (11'11" x 8'3") - UPVC double glazed window to the rear, radiator, over stairs storage cupboard housing the Worcester combi boiler. **Externally** - To the rear, paved courtyard, gated access over a communal path, garden to the left looking from the property, fence boundary, timber shed. To the frontage, gated access to the rear. **Aml Regulations** - We are required by law to conduct anti-money laundering checks on all those buying a property. Whilst we retain responsibility for ensuring checks and any ongoing monitoring are carried out correctly, the initial checks are carried out on our behalf by Movebutler. You will receive a link via email from Movebutler once you have had an offer accepted on a property you wish to buy. The cost of these checks is £30 (incl. VAT) per buyer, which covers the cost of obtaining relevant data and any manual checks and monitoring which might be required. This fee will need to be paid by you in advance, ahead of us issuing a memorandum of sale, directly to Movebutler, and is non-refundable. ## Property Photos - ![Frontage](/listings/photos/87600768/83431) - Frontage - ![Kitchen](/listings/photos/87600768/83432) - Kitchen - ![Kitchen](/listings/photos/87600768/83433) - Kitchen - ![Sitting Room](/listings/photos/87600768/83434) - Sitting Room - ![Sitting Room](/listings/photos/87600768/83435) - Sitting Room - ![Bathroom](/listings/photos/87600768/83436) - Bathroom - ![Bathroom](/listings/photos/87600768/83437) - Bathroom - ![Bedroom One](/listings/photos/87600768/83438) - Bedroom One - ![Bedroom One](/listings/photos/87600768/83439) - Bedroom One - ![Bedroom Two](/listings/photos/87600768/83440) - Bedroom Two - ![Bedroom Two](/listings/photos/87600768/83441) - Bedroom Two - ![Title Plan](/listings/photos/87600768/83442) - Title Plan - ![Rear Aspect](/listings/photos/87600768/83443) - Rear Aspect - ![Garden](/listings/photos/87600768/83444) - Garden - ![Garden](/listings/photos/87600768/83445) - Garden ## Floorplans - ![Floorplan](/listings/photos/87600768/83446) - Floorplan ## EPC Graphs - ![EE Rating](/listings/photos/87600768/83447) - EE Rating ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 8 WESTWOOD GROVE, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 8DS | £115,000 | 25/02/2022 | Terraced | ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | 44 GROVE STREET, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 8DU | £152,000 | 19/12/2025 | Terraced | | 25 GAUNT STREET, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 8EB | £142,000 | 15/12/2025 | Terraced | | 29 PICTON STREET, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 8AU | £169,000 | 28/11/2025 | Terraced | | 38 GROVE STREET, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 8DU | £125,000 | 27/03/2025 | Terraced | | 36 NUNN STREET, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 8EA | £134,000 | 01/12/2023 | Terraced | | THE COPPINS 3 WESTWOOD ROAD, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 8DJ | £167,000 | 20/10/2023 | Terraced | | 17 NORTH AVENUE, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 8DP | £162,000 | 26/09/2023 | Terraced | | 62 WEST STREET, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 8AG | £70,000 | 11/08/2023 | Terraced | | 91 SPRING GARDENS, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 8DD | £321,000 | 16/06/2023 | Terraced | | 12 WESTWOOD ROAD, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 8DH | £180,000 | 31/03/2023 | Terraced | | 59 GROVE STREET, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 8DX | £132,000 | 31/03/2023 | Terraced | | [Same street] 3 WESTWOOD GROVE, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 8DS | £90,000 | 22/03/2023 | Terraced | | 22 NORTH STREET, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 8DW | £165,000 | 03/03/2023 | Terraced | | 22 NORTH AVENUE, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 8DP | £130,000 | 20/02/2023 | Terraced | | 20 BARRACKS WAY, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 8RE | £180,000 | 27/01/2023 | Terraced | | 3 PICTON STREET, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 8AU | £124,000 | 20/12/2022 | Terraced | | 3 GROVE TERRACE, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 8DT | £140,000 | 19/12/2022 | Terraced | | [Same street] 10 WESTWOOD GROVE, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 8DS | £136,000 | 21/11/2022 | Terraced | | 7 PICTON STREET, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 8AU | £132,000 | 14/10/2022 | Terraced | | 50 GROVE STREET, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 8DU | £150,000 | 10/10/2022 | Terraced | | 8 FRITH STREET, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 8EL | £145,000 | 23/09/2022 | Terraced | | 26 WESTWOOD ROAD, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 8DH | £288,000 | 23/09/2022 | Terraced | | [Same street] 2 WESTWOOD GROVE, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 8DS | £115,000 | 30/07/2021 | Terraced | **Street average:** £113,667 (3 sales) **Area average:** £160,400 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £146,856 (35 Terraced, ST13, 2024–2026) - **Deviation:** -11.5% ## Rental Range *ONS Price Index of Private Rents (Staffordshire Moorlands). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £645/mo - **Realistic:** £717/mo - **Optimistic:** £789/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 Terraced House, Grove Street, ST13 | £650/mo | 2 | 0.06 miles | OpenRent | | 2 Bed Terraced House, North Avenue, ST13 | £695/mo | 2 | 0.06 miles | OpenRent | | 2 Bed Terraced House, Gaunt Street, ST13 | £665/mo | 2 | 0.09 miles | OpenRent | | 2 Bed Terraced House, Garden St, ST13 | £695/mo | 2 | 0.13 miles | OpenRent | | 2 Bed Terraced House, West Street, ST13 | £650/mo | 2 | 0.14 miles | OpenRent | | 2 Bed Terraced House, The Walks, ST13 | £750/mo | 2 | 0.25 miles | OpenRent | | 2 Bed Flat, Britannia Chambers, ST13 | £650/mo | 2 | 0.26 miles | OpenRent | | 2 Bed Flat, Britannia Chambers, ST13 | £680/mo | 2 | 0.26 miles | OpenRent | | 2 Bed Terraced House, Strangman Street, ST13 | £695/mo | 2 | 0.29 miles | OpenRent | | 2 Bed Terraced House, Hencroft, ST13 | £850/mo | 2 | 0.37 miles | OpenRent | | 2 Bed Semi-Detached House, Brough Close, ST13 | £850/mo | 2 | 0.42 miles | OpenRent | | 2 Bed Terraced House, Deansgate, ST13 | £775/mo | 2 | 0.55 miles | OpenRent | **Average rent: £717/mo (12 listings)** ## 1% Rule - **Rent ratio:** 0.53% (weak for cashflow) - **Max investor price (0.8%):** £86,875 - **Target investor price (1%):** £69,500 *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 £695/mo).* - **Gross yield:** 6.4% - **Cost-to-rent:** 15.6× - **Monthly cashflow:** £89/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 2.8% *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:** £2,549/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -3.2% - **10y growth:** 47.2% ## House Price Index (HM Land Registry) *Official index for Staffordshire Moorlands; Terraced series; as of March 2026.* - **1y growth (index):** 2.3% - **5y growth (index):** 18.1% - **10y growth (index):** 56.1% ## 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)