# 5 bedroom detached house for sale (DE6 2GW) ## Property Details | Key | Value | |-----|-------| | Address | Hall Lane, Wootton, DE6, DE6 2GW | | Price | £525,000 | | Bedrooms | 5 | | Bathrooms | 2 | | Council tax | F | ## Description BENNET SAMWAYS are delighted to offer for sale this individual detached five-bedroom stone-built country residence extending to approximately 1,950sq.ft, standing within mature gardens and grounds of around 0.22 acres with glorious far-reaching rural views towards the surrounding countryside and Peak District National Park. Occupying a delightful position within the sought-after hamlet of Wootton, surrounded by some of Derbyshire’s most picturesque countryside. This charming home offers a wonderful blend of character and practicality, enjoying spacious and versatile accommodation ideally suited to family living, whilst benefitting from a peaceful semi-rural setting close to Ashbourne and excellent access into the Peak District. Interior - The accommodation is arranged over two floors and briefly comprises an entrance hall with guest cloakroom/WC, leading through to a generous sitting room featuring exposed ceiling beams and a charming multi-fuel burning stove creating a warm and welcoming focal point. A separate dining room provides an ideal entertaining space and enjoys pleasant outlooks. The heart of the home is the impressive bespoke fitted kitchen, appointed with handcrafted in-frame cabinetry complemented by granite work surfaces, a Belfast sink, electric Rangemaster cooker with induction hob, integrated dishwasher, fridge and freezer, together with attractive quarry tiled flooring. The adjoining conservatory enjoys delightful views across the gardens and surrounding countryside, creating an excellent additional reception space. A particularly spacious utility room provides further fitted cabinets and preparation surfaces, plumbing for a washing machine, space for a tumble dryer and access to a useful walk-in pantry, whilst also offering internal access to the garage. A separate study offers an ideal space for home working and features a distinctive spiral staircase rising to one of the first-floor bedrooms, adding further charm and individuality to the property. To the first floor, the principal bedroom benefits from fitted wardrobes and an ensuite shower room. There are four further well-proportioned bedrooms together with a family bathroom fitted with a three-piece suite. Exterior - The property is approached via a spacious driveway providing ample off-road parking and access to the single garage. The mature gardens are a particular feature, being beautifully maintained and principally laid to lawn with established planted borders, a woodland area and a variety of mature shrubs and trees, all enclosed by traditional drystone walling. The gardens enjoy an excellent degree of privacy together with glorious countryside views. Wootton is a highly regarded and picturesque hamlet conveniently positioned for Ashbourne, known as the gateway to the Peak District, offering an excellent range of amenities including independent shops, cafes, restaurants and schooling, whilst the surrounding area provides outstanding walking, cycling and outdoor pursuits amidst stunning Derbyshire countryside. Locality - Wootton, a quaint Staffordshire village situated within a designated conservation area, lies approximately 4 miles to the west of Ashbourne, positioned halfway between Ashbourne and Alton. Nestled against the picturesque backdrop of the nearby Weaver Hills, Wootton offers unparalleled access to the stunning rural landscapes of the Peak District, ideal for scenic walks and cycling adventures. Nearby, the charming village of Denstone beckons with its renowned Denstone Farm Shop, a haven for sourcing local fresh produce, accompanied by inviting tea rooms and a delightful home shop. Just a stone's throw away, the village of Ellastone boasts a vibrant community hub featuring a village hall, tennis court, and park, while the acclaimed Duncombe Arms garners praise for its exceptional culinary offerings. For commuters, the nearest railway station can be found in Uttoxeter, approximately eight miles from Wootton, facilitating convenient travel connections. Adding to its allure, the beloved Alton Towers theme park sits a mere five miles distant, promising endless excitement and entertainment for all ages. Owner's perspective - "The property was on the edge of the village overlooking fields owned and used by JCB farms, so unlikely ever to be have houses built next to it. We moved here with a young family and its position allowed them to roam freely with little worry as to their safety. The neighbours are kind and welcoming, with the cricket club being the centre of community activities. The house is full of character, stone built with a Staffordshire blue tiled roof, exposed beams internally and modernised kitchen. large utility room and south facing extensive conservatory." Location - what3words: ///remover.cabbages.intervene - Postcode: DE6 2GW Material Information Guidance Notes - Tenure: Freehold. Council Tax: East Staffordshire band F. Services: Mains water, mains electricity, private drainage, oil tank, and internet connection. Estimated highest broadband speeds available via Ofcom are 11mb standard & 1,800mb ultrafast. The private drainage is a septic tank. ## Property Photos - ![Photo](/listings/photos/88590195/423853) - ![Photo](/listings/photos/88590195/423854) - ![Photo](/listings/photos/88590195/423855) - ![Photo](/listings/photos/88590195/423856) - ![Photo](/listings/photos/88590195/423857) - ![Photo](/listings/photos/88590195/423858) - ![Photo](/listings/photos/88590195/423859) - ![Photo](/listings/photos/88590195/423860) - ![Photo](/listings/photos/88590195/423861) - ![Photo](/listings/photos/88590195/423862) - ![Photo](/listings/photos/88590195/423863) - ![Photo](/listings/photos/88590195/423864) - ![Photo](/listings/photos/88590195/423865) - ![Photo](/listings/photos/88590195/423866) - ![Photo](/listings/photos/88590195/423867) - ![Photo](/listings/photos/88590195/423868) - ![Photo](/listings/photos/88590195/423869) - ![Photo](/listings/photos/88590195/423870) - ![Photo](/listings/photos/88590195/423871) - ![Photo](/listings/photos/88590195/423872) - ![Photo](/listings/photos/88590195/423873) - ![Photo](/listings/photos/88590195/423874) - ![Photo](/listings/photos/88590195/423875) - ![Photo](/listings/photos/88590195/423876) - ![Photo](/listings/photos/88590195/423877) - ![Photo](/listings/photos/88590195/423878) - ![Photo](/listings/photos/88590195/423879) - ![Photo](/listings/photos/88590195/423880) ## Floorplans - ![Floorplan 1](/listings/photos/88590195/423881) - Floorplan 1 - ![Floorplan 2](/listings/photos/88590195/423882) - Floorplan 2 - ![Floorplan 3](/listings/photos/88590195/423883) - Floorplan 3 ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | HOLE FARM BUNGALOW WOOTTON, ELLASTONE, ASHBOURNE, EAST STAFFORDSHIRE, STAFFORDSHIRE, DE6 2GW | £345,000 | 28/10/2022 | Detached | | BACK LANE FARM WOOTTON, ELLASTONE, ASHBOURNE, EAST STAFFORDSHIRE, STAFFORDSHIRE, DE6 2GW | £340,000 | 01/02/2022 | Detached | | THE SMITHY WOOTTON, ELLASTONE, ASHBOURNE, EAST STAFFORDSHIRE, STAFFORDSHIRE, DE6 2GW | £650,000 | 18/06/2021 | Detached | **Area average:** £445,000 (3 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £488,884 (49 Detached, DE6, 2024–2026) - **Deviation:** +7.4% ## 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 Peaks & Dales (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £898/mo ## 1% Rule - **Rent ratio:** 0.16% (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.* ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 15.9% - **10y growth:** 50.6% ## 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)