# 5 bedroom barn conversion for sale (ST5 4DR) ## Property Details | Key | Value | |-----|-------| | Address | Lymes Road Butterton Newcastle, Staffordshire, ST5 4DR | | Price | £950,000 | | Bedrooms | 5 | | Bathrooms | 2 | | Council tax | G | ## Description Oxhay Barn is a substantial sized barn conversion offering over 5000sq ft of accommodation including a separate cottage and annexe offering family living as well as an investment opportunity. The Accommodation is flexible with 9 bedrooms 6 bathrooms and 6 reception rooms over 2 floors and in parts an open plan layout giving this property its uniqueness as well as an abundance of character. The property has spacious rear gardens and a double garage/ workshop and would make an ideal multi-generational family home. Freehold | EPC Rating: C | Council Tax Band: G | Local Authority: Newcastle-under-Lyme District Council & Staffordshire County Council Services, Utilities & Property Information Allocated Parking spaces (2) Property built in a standard form of construction, E.g. Brick and/or block with timber/tile roof Mains Water, Mains Electricity, Sewerage/Drainage to Septic Tank, Mains Gas, Mobile Phone Coverage - 4G mobile signal and some 5G mobile signal is available in the area. We advise you to check with your provider Broadband Availability - Superfast Broadband Speed is available in the area, with predicted highest available download speed of 32 Mbps and highest available upload speed of 6 Mbps. There are Grants of Easements and Covenants on the property – please speak with the agent for further information. Permitted charges in accordance with the Tenant Fee Act 2019 for ASSURED SHORTHOLD TENANCY: Holding Deposit - Maximum one weeks rent (may go on to form part of advance rent) First months rent - In advance. Tenancy Deposit - 5 weeks of agreed rent up to £50k rent per annum or 6 weeks of rent over £50k. Early termination requested by the tenant - A charge not exceeding the financial loss experienced by the landlord. Late Rent - Interest charged at 3% above Bank of England base rate, when rent is more than 14 days late. Lost key or security device - Equivalent to cost incurred. Changing the tenancy documents (after the commencement of the tenancy) - £50 inc. VAT. NON HOUSING ACT TENANCY fees (not affected by the Tenant Fee Act 2019) A Non Housing Act Tenancy is formed when one of the following criteria is in place: The annual rent exceeds £100,000. The property is occupied by an entity (Company let) rather that an individual. The property is not used as a main or primary home. There is a Resident Landlord. Tenancy Agreement and Setup Administration - £390 inc VAT. Check-in Fee checking into the property and reviewing inventory - Minimum of £130.80 inc VAT. Enhanced Reference Fee (per person or company) - £60 inc VAT. Tenancy Continuation - £150 inc Change of Sharer - £120 inc Early Termination - £150 inc Late payment of rent - Interest will be charged at 3% above the Bank of England base rate. Guarantor Referencing Fee - £60 inc VAT per guarantor. Deed of Guarantee - £50 inc VAT. Stamp Duty Land Tax Payable on tenancies where the rent exceeds £125,000 During the tenancy you may expect to pay: Utilities (gas, electricity, water) Council Tax Broadband, telephone, television license Subscription to cable/satellite supplier Insurance (for your personal and own contents) Garden maintenance Parking permits Please note: The Initial Monies will be confirmed and must be paid by bank transfer. We are unable to accept cash. F & C are working with UK Lettings Collective (Company number 15313704) and UKLC are members of The TPO, TDS and hold Client Money Protection and are members of Propertymark. Further information can be obtained from ## Property Photos - ![Photo](/listings/photos/150283331/42819) - ![Photo](/listings/photos/150283331/42824) - ![Photo](/listings/photos/150283331/42828) - ![Photo](/listings/photos/150283331/42831) - ![Photo](/listings/photos/150283331/42836) - ![Photo](/listings/photos/150283331/42840) - ![Photo](/listings/photos/150283331/42844) - ![Photo](/listings/photos/150283331/42846) - ![Photo](/listings/photos/150283331/42850) - ![Photo](/listings/photos/150283331/42854) - ![Photo](/listings/photos/150283331/42859) - ![Photo](/listings/photos/150283331/42862) - ![Photo](/listings/photos/150283331/42865) - ![Photo](/listings/photos/150283331/42868) - ![Photo](/listings/photos/150283331/42871) - ![Photo](/listings/photos/150283331/42876) - ![Photo](/listings/photos/150283331/42878) - ![Photo](/listings/photos/150283331/42881) - ![Photo](/listings/photos/150283331/42884) - ![Photo](/listings/photos/150283331/42887) - ![Photo](/listings/photos/150283331/42890) - ![Photo](/listings/photos/150283331/42893) - ![Photo](/listings/photos/150283331/42895) - ![Photo](/listings/photos/150283331/42898) - ![Photo](/listings/photos/150283331/42901) - ![Photo](/listings/photos/150283331/42904) - ![Photo](/listings/photos/150283331/42906) - ![Photo](/listings/photos/150283331/42909) - ![Photo](/listings/photos/150283331/42912) - ![Photo](/listings/photos/150283331/42914) - ![Photo](/listings/photos/150283331/42916) - ![Photo](/listings/photos/150283331/42918) - ![Photo](/listings/photos/150283331/42921) - ![Photo](/listings/photos/150283331/42923) - ![Photo](/listings/photos/150283331/42925) - ![Photo](/listings/photos/150283331/42927) - ![Photo](/listings/photos/150283331/42928) - ![Photo](/listings/photos/150283331/42930) - ![Photo](/listings/photos/150283331/42932) - ![Photo](/listings/photos/150283331/42934) - ![Photo](/listings/photos/150283331/42936) - ![Photo](/listings/photos/150283331/42938) - ![Photo](/listings/photos/150283331/42940) - ![Photo](/listings/photos/150283331/42941) - ![Photo](/listings/photos/150283331/42943) ## Floorplans - ![Floorplan 1](/listings/photos/150283331/42945) - Floorplan 1 ## EPC Graphs - ![EPC 1](/listings/photos/150283331/42947) - EPC 1 ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | 140 WHITMORE ROAD, NEWCASTLE, STAFFORD, STAFFORDSHIRE, ST5 4DG | £231,000 | 19/09/2025 | Other | | THE WESTBURY TAVERN WESTBURY ROAD, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 4JW | £808,300 | 29/08/2022 | Other | | ACTON HALL FARM, ACTON, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 4EF | £850,000 | 20/07/2022 | Other | | JARVIS CLAYTON LODGE HOTEL CLAYTON ROAD, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 4AF | £1,000,000 | 07/03/2022 | Other | | LADY CROFT, ACTON, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 4EF | £33,500 | 26/08/2021 | Other | | 216 NORTHWOOD LANE, NEWCASTLE, STAFFORD, STAFFORDSHIRE, ST5 4DD | £307,000 | 25/06/2021 | Other | **Area average:** £538,300 (6 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £455,953 (16 Other, ST5, 2024–2026) - **Deviation:** +108.4% ## Rental Range *ONS Price Index of Private Rents (Newcastle-under-Lyme). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £743/mo - **Realistic:** £825/mo - **Optimistic:** £908/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Staffordshire North (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £798/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 | |------|------|------|------|------| | [Lymes Road, Butterton, Newcastle Staffordshire ST5 4DR](http://87.117.209.195:8080/listings/ea7150c) | £4,950/mo | 5 | 0 miles | Rightmove | | [9 Rothesay Court, Rothesay Av, Westlands, ST5 2LX](http://87.117.209.195:8080/listings/8dbfc26) | £210/mo | — | 1.37 miles | Rightmove | | [Beresford Crescent, Newcastle-Under-Lyme, ST5](http://87.117.209.195:8080/listings/c843ca8) | £3,250/mo | 5 | 1.4 miles | Rightmove | | [Modern Studio In Newcastle-Under-Lyme, Newcastle-Under-Lyme, ST5](http://87.117.209.195:8080/listings/8659b7d) | £560/mo | — | 2.05 miles | Rightmove | | [Car Park Lymedale Cross Industrial Estate, Newcastle Under Lyme ST5](http://87.117.209.195:8080/listings/bced143) | £1/mo | — | 2.73 miles | Rightmove | | [The Avenue, Maybank, Newcastle Under Lyme, Staffordshire, ST5](http://87.117.209.195:8080/listings/9c69d8c) | £2,995/mo | 5 | 2.86 miles | Rightmove | **Average rent: £1,994/mo (6 listings)** ## 1% Rule - **Rent ratio:** 0.19% (weak for cashflow) - **Max investor price (0.8%):** £222,250 - **Target investor price (1%):** £177,800 *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 £1,778/mo).* - **Gross yield:** 2.2% - **Cost-to-rent:** 44.5× - **Monthly cashflow:** £-2,166/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -9.4% *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).* ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -61.7% - **10y growth:** -55.1% ## House Price Index (HM Land Registry) *Official index for Newcastle-under-Lyme; All dwelling types series; as of March 2026.* - **1y growth (index):** 2.3% - **5y growth (index):** 23.3% - **10y growth (index):** 56.4% ## 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)