# 5 bedroom detached house for sale (ST12 9FB) ## Property Details | Key | Value | |-----|-------| | Address | 8 AMHERST PLACE, STOKE-ON-TRENT, BARLASTON, STOKE-ON-TRENT ST12 9FB | | Price | £699,000 | | Bedrooms | 5 | | Bathrooms | 3 | | Council tax | G | | Floor area | 189 m² | | Last sold | £500,000 Jun 2017 | ## EPC Rating & Upgrade Cost - **Current rating:** B - **Potential rating:** A - **Expiry date:** 09/05/2027 - **Current heating cost:** £466/year - **Est. upgrade cost to C:** £11,500 ### Recommendations - N (£4,000 - £6,000) - U (£5,000 - £8,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9908-3078-7335-5813-6940) ## Description A modern family home on a popular and sought after development in a parkland setting on the edge of Barlaston village. This is a fabulous house, immaculately presented throughout offering oodles of accommodation catering for every requirement of modern family living. Featuring a welcoming reception hall, two living rooms and a large open plan kitchen with space for dining and casual living. The bedroom accommodation is equally spacious comprising; main bedroom with dressing area and en-suite shower room, guest bedroom with en-suite shower room, three further bedrooms and family bathroom. Step beyond the threshold and you will discover a good size mature garden with plenty of space for outdoor living, several patio areas and a leisure area. There is off road parking for two cars and a detached double garage. The house is on the edge of the Wedgwood Park development in a lovely mature setting with views over woodland at the front, close to countryside, the canal and within fifteen minutes walk of Barlaston village centre. **Entrance Hall** - A welcoming reception area with oak wood effect flooring which extends through to the kitchen and dining area, half glazed front door and turned staircase to the first floor landing. **Cloakroom & Wc** - White suite comprising; WC and hand pedestal basin. Part ceramic tile walls and oak wood effect flooring. **Lounge** - Double doors lead off the entrance hall to this lovely dual aspect sitting room with bay window to the front of the house and French doors to the rear opening to the patio and garden. **Family Room / Study** - A useful addition to the living space as either a family room or home office, dual aspect with bay window to the front of the house and window to the side. **Open Plan Dining Kitchen** - The only room you really need downstairs? This fabulous open plan kitchen provides space for everyday living, dining and entertaining and has direct access to the gardens through French doors to the rear. The kitchen area is fitted with an extensive range of wall & base cupboards with traditional style Shaker cabinet doors and contrasting white quartz work surfaces with under set 1½ bowl sink unit & chrome mixer tap. Integrated appliances comprising: stainless steel gas hob with with matching extractor fan, eye level electric double oven, fully integrated dish washer, wine cooler, refrigerator & freezer. Oak wood effect flooring throughout, inset low energy lighting and LED skirting lights. Adjoining open plan dining and sitting area. Triple aspect with windows to the two sides and French doors to the garden. **Utility Room** - Wall & base cabinets matching the kitchen with grey quartz work surfaces and under set sink unit. Plumbing for a washing machine and space for a dryer. Wall mounted gas fired combi boiler concealed in a wall cupboard. Oak wood effect flooring and back door to the garden. **Landing** - Linen Cupboard & access hatch to loft space. **Main Bedroom** - Walk-thru dressing area with fitted wardrobes to one wall leading through to a spacious dual aspect bedroom, with open views to the front. **En-Suite Shower Room** - Suite comprising; shower enclosure with glass screen and thermostatic shower, pedestal basin & WC. Part ceramic tiled walls and heated towel radiator. Window to the side of the house. **Guest Bedroom** - Dual aspect double bedroom with open views to the front and side of the house. Fitted wardrobes to one wall. **En-Suite Shower Room** - Suite comprising; Shower enclosure with glass screen and thermostatic shower, pedestal basin & WC. Part ceramic tile walls and heated towel radiator. Window to the side of the house. **Bedroom 3** - Double bedroom with window to the front of the house. Fitted wardrobes to one wall. **Bedroom 4** - Double bedroom with window to the rear of the house. **Bedroom 5** - Generous single bedroom with window to the front of the house. **Family Bathroom** - Suite comprising; bath, walk-in shower enclosure with glass screen and thermostatic shower, pedestal basin & WC. Part ceramic tile walls and tiled floor. Heated towel radiator. **Outside** - The house occupies a corner plot on the edge of the Wedgwood Park development with open aspect to the front overlooking woodland. Enclosed front garden with iron railings and established hedge boundary. Private garden to the rear, with paved outdoor seating area, lawn area and borders planted with a variety of shrubs and trees, paved patio and gravel. Driveway parking to the side of the house and detached brick built 2 car garage. **General Information** - Services; Mains electricity, gas, water & drainage. Gas central heating. Tenure; Freehold Council Tax Band G Viewing by appointment For sale by private treaty, subject to contract. Vacant possession on completion ## Property Photos - ![Photo](/listings/photos/174478721/133059) - ![Sitting Room](/listings/photos/174478721/133060) - Sitting Room - ![Sitting Room](/listings/photos/174478721/133061) - Sitting Room - ![Photo](/listings/photos/174478721/133062) - ![Entrance Hall](/listings/photos/174478721/133063) - Entrance Hall - ![Entrance Hall](/listings/photos/174478721/133064) - Entrance Hall - ![Family Room / Study](/listings/photos/174478721/133065) - Family Room / Study - ![Open Plan Dining Kitchen](/listings/photos/174478721/133066) - Open Plan Dining Kitchen - ![Open Plan Dining Kitchen](/listings/photos/174478721/133067) - Open Plan Dining Kitchen - ![Open Plan Dining Kitchen](/listings/photos/174478721/133068) - Open Plan Dining Kitchen - ![Open Plan Dining Kitchen](/listings/photos/174478721/133069) - Open Plan Dining Kitchen - ![Open Plan Dining Kitchen](/listings/photos/174478721/133070) - Open Plan Dining Kitchen - ![Utility Room](/listings/photos/174478721/133071) - Utility Room - ![Landing](/listings/photos/174478721/133072) - Landing - ![Main Bedroom](/listings/photos/174478721/133073) - Main Bedroom - ![Main Bedroom](/listings/photos/174478721/133074) - Main Bedroom - ![Main Bedroom](/listings/photos/174478721/133075) - Main Bedroom - ![En-Suite Shower Room](/listings/photos/174478721/133076) - En-Suite Shower Room - ![Guest Bedroom](/listings/photos/174478721/133077) - Guest Bedroom - ![En-Suite Shower Room](/listings/photos/174478721/133078) - En-Suite Shower Room - ![Bedroom 3](/listings/photos/174478721/133079) - Bedroom 3 - ![Family Bathroom](/listings/photos/174478721/133080) - Family Bathroom - ![Photo](/listings/photos/174478721/133081) - ![Photo](/listings/photos/174478721/133082) - ![Photo](/listings/photos/174478721/133083) - ![Photo](/listings/photos/174478721/133084) - ![Photo](/listings/photos/174478721/133085) - ![Photo](/listings/photos/174478721/133086) - ![Photo](/listings/photos/174478721/133087) - ![Photo](/listings/photos/174478721/133088) - ![Photo](/listings/photos/174478721/133089) - ![Photo](/listings/photos/174478721/133090) ## Floorplans - ![8 Amherst Place](/listings/photos/174478721/133091) - 8 Amherst Place - ![Ground Floor](/listings/photos/174478721/133092) - Ground Floor - ![First Floor](/listings/photos/174478721/133093) - First Floor ## EPC Graphs - ![EE Rating](/listings/photos/174478721/133094) - EE Rating - ![EI Rating](/listings/photos/174478721/133095) - EI Rating ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 8 AMHERST PLACE, BARLASTON, STOKE-ON-TRENT, ST12 9FB | £500,000 | 26/06/2017 | 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 | |---------|-------|------|------| | 1 INTAGLIO DRIVE, BARLASTON, STOKE-ON-TRENT, ST12 9BY | £645,000 | 04/04/2023 | Detached | | ETHEREAL HOUSE, 2 CUCKOO CLOSE, BARLASTON, STOKE-ON-TRENT, ST12 9FP | £675,000 | 31/03/2023 | Detached | | 17 INTAGLIO DRIVE, BARLASTON, STOKE-ON-TRENT, ST12 9BY | £457,500 | 14/03/2023 | Detached | | 2 FLORENTINE AVENUE, BARLASTON, STOKE-ON-TRENT, ST12 9BF | £615,000 | 22/12/2022 | Detached | | 3 PASHMINA AVENUE, BARLASTON, STOKE-ON-TRENT, ST12 9FE | £355,000 | 08/07/2022 | Detached | | 35 CORNUCOPIA GROVE, BARLASTON, STOKE-ON-TRENT, ST12 9FQ | £400,000 | 30/06/2022 | Detached | | [Same street] 7 AMHERST PLACE, BARLASTON, STOKE-ON-TRENT, ST12 9FB | £710,000 | 30/03/2022 | Detached | | 14 WATERFORD CRESCENT, BARLASTON, STOKE-ON-TRENT, ST12 9FD | £560,000 | 27/10/2021 | Detached | | 4 INTAGLIO DRIVE, BARLASTON, STOKE-ON-TRENT, ST12 9BY | £570,000 | 29/09/2021 | Detached | | THE BEECHES, 6A LAKEWOOD DRIVE, BARLASTON, STOKE-ON-TRENT, STAFFORD, STAFFORDSHIRE, ST12 9BH | £395,000 | 30/06/2021 | Detached | **Street average:** £710,000 (1 sale) **Area average:** £519,167 (9 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £491,000 (8 Detached, ST12, 2024–2026) - **Deviation:** +42.4% ## Rental Range *ONS Price Index of Private Rents (Stoke-on-Trent). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £638/mo - **Realistic:** £709/mo - **Optimistic:** £780/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Staffordshire North (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £798/mo ## 1% Rule - **Rent ratio:** 0.1% (weak for cashflow) - **Max investor price (0.8%):** £88,625 - **Target investor price (1%):** £70,900 *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.* ## Price per Square Metre - **£/m²:** £3,698/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -4.6% - **10y growth:** 6.7% ## House Price Index (HM Land Registry) *Official index for Stoke-on-Trent; Detached series; as of March 2026.* - **1y growth (index):** 1.2% - **5y growth (index):** 23.3% - **10y growth (index):** 57.2% ## 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)