# 3 bedroom detached house for sale (ST1 5GG) ## Property Details | Key | Value | |-----|-------| | Address | Watersedge Grove, Etruria, Stoke-On-Trent, ST1 5GG | | Price | £225,000 | | Bedrooms | 3 | | Bathrooms | 2 | | Last sold | £127,500 | ## Description Quietly situated within a desirable cul-de-sac and offering excellent access to the nearby A500, this spacious modern detached home provides generously proportioned accommodation throughout. The property features three well-sized bedrooms, including a principal bedroom with an en-suite shower room. The ground floor comprises a welcoming entrance hall, W.C, spacious lounge and an attractive open-plan kitchen/dining room with patio doors opening onto the rear garden, creating an ideal space for both everyday living and entertaining. Enjoying pleasant views over surrounding trees and natural greenery, the property has also benefited from a number of recent improvements, including replacement fascia boards, new carpets, and redecoration throughout. Combining a peaceful cul-de-sac setting with excellent commuter links, this well-presented family home is ready for immediate occupation and offers the perfect balance of tranquillity and convenience. **Entrance Hall.** Double glazed door to front, newly fitted carpet to floor, radiator and ceiling light fitting. Stairs off to first floor. Door off to: **W.c.** Low level w.c and wash hand basin. Finished with laminate wood effect flooring, radiator and ceiling light fitting. Upvc double glazed window to front. **Lounge.** 4.49m (14' 9") x 4.31m (14' 2") Upvc double glazed window to front with newly fitted blind, newly fitted carpet to floor, radiator, coving and ceiling light fitting. **Kitchen/Diner.** 5.37m (17' 7") x 2.63m (8' 8") Features a range of wall / base units with contrasting worktops. Includes built in single oven with four ring gas hob & extractor above, stainless steel sink with mixer tap, tiled splash backs, space/plumbing for washing machine, space for tall fridge/freezer, laminate wood effect flooring throughout, radiator, built in store cupboard, boxed gas central heating boiler and ceiling light fittings. Double glazed sliding patio doors to rear with newly fitted blind, Upvc double glazed window to rear with newly fitted blind. **First Floor Landing.** Upvc double glazed window to side, newly fitted carpet to floor, built in store, built in airing cupboard housing hot water cylinder, loft access point and ceiling light fitting. **Bathroom.** 1.92m (6' 4") x 1.71m (5' 7") Suite comprising of low level w.c, wash hand basin and panelled bath with electric shower over. Finished with part tiled walls, laminate wood effect flooring, radiator, extractor fan and ceiling light fitting. Upvc double glazed window to rear. **Bedroom 1.** 3.36m (11' 0") x 3.12m (10' 3") Upvc double glazed window to rear with newly fitted blind, newly fitted carpet to floor, radiator and ceiling light fitting. Door off to: **Ensuite.** Suite comprising of low level w.c, wash hand basin and step in enclosure with mixer shower over. Finished with part tiled walls, laminate wood effect flooring, radiator, extractor fan and ceiling light fitting. Upvc double glazed window to side. **Bedroom 2.** 3.07m (10' 1") x 2.95m (9' 8") Upvc double glazed window to front with newly fitted blind, newly fitted carpet to floor, radiator and ceiling light fitting. **Bedroom 3.** 2.70m (8' 10") x 2.34m (7' 8") Upvc double glazed window to front with newly fitted blind, newly fitted carpet to floor, radiator and ceiling light fitting. **Single Detached Garage.** With up and over door to front. Double glazed door to side for pedestrian access. **Exterior.** Offering attractive views to the front the property is nicely tucked away within pleasant cul-de-sac. There is a small section of garden to front with tarmac drive providing off road parking and also giving access to single garage. Wooden gate to side provides access to rear. To the rear is a paved patio extending onto lawn garden with ample space for extension subject to the normal planning approvals. **Viewing Arrangements.** Strictly by appointment only through Bramptons Estate Agents. **Fixtures & Fittings.** All measurements are approximate. The fixtures and fittings will be agreed by the seller. **Finance.** Independent Mortgage Advice is available through Bramptons Mortgage Centre. **Sales Particulars.** We endeavour to make our sales particulars accurate and reliable but they should not be relied on as statements or representations of fact and they do not constitute any part of an offer or contract. The seller does not make any representation or give any warranty in relation to the property and we have no authority to do so on behalf of the seller. Any information given by us in these sales details or otherwise is given without responsibility on our part. Services, fittings and equipment referred to in the sales details have not been tested (unless otherwise stated) and no warranty can be given as to their condition. We strongly recommend that all the information, which we provide, about the property is verified by yourself and your advisers. Please contact us before viewing the property if there is any point of particular importance to you we will be pleased to provide additional information or to make further enquiries. We will also confirm that the property remains available this is particularly important if you are contemplating travelling some distance to view the property. **OTHER INFORMATION** Council Tax band C EPC Rating C (70) Tenure - Freehold Mains Gas, water, electricity and drainage Gas central heating ## Property Photos - ![Main Picture](/listings/photos/89362197/622912) - Main Picture - ![Entrance Hall.](/listings/photos/89362197/622924) - Entrance Hall. - ![W.c.](/listings/photos/89362197/622927) - W.c. - ![Lounge.](/listings/photos/89362197/622928) - Lounge. - ![Kitchen/Diner.](/listings/photos/89362197/622930) - Kitchen/Diner. - ![Kitchen/Diner.](/listings/photos/89362197/622932) - Kitchen/Diner. - ![First Floor Landing.](/listings/photos/89362197/622935) - First Floor Landing. - ![Bathroom.](/listings/photos/89362197/622936) - Bathroom. - ![Bedroom 1.](/listings/photos/89362197/622939) - Bedroom 1. - ![Ensuite.](/listings/photos/89362197/622940) - Ensuite. - ![Bedroom 2.](/listings/photos/89362197/622942) - Bedroom 2. - ![Bedroom 3.](/listings/photos/89362197/622944) - Bedroom 3. - ![Single Detached](/listings/photos/89362197/622946) - Single Detached - ![Exterior.](/listings/photos/89362197/622948) - Exterior. - ![Exterior.](/listings/photos/89362197/622950) - Exterior. ## Floorplans - ![Floorplan 1](/listings/photos/89362197/622952) - Floorplan 1 - ![Floorplan 1](/listings/photos/89362197/688476) - Floorplan 1 ## EPC Graphs - ![EPC](/listings/photos/89362197/622954) - EPC ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | | £127,500 | 01/01/2004 | — | ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | 5 MERE SIDE CLOSE, STOKE-ON-TRENT, ST1 5GH | £261,000 | 28/11/2025 | Detached | | 35 BOATMAN DRIVE, STOKE-ON-TRENT, ST1 5PD | £143,000 | 14/11/2022 | Detached | | 4 LAKESIDE CLOSE, STOKE-ON-TRENT, ST1 5GB | £218,000 | 28/07/2022 | Detached | | 22 LAKESIDE CLOSE, STOKE-ON-TRENT, ST1 5GB | £211,000 | 17/12/2021 | Detached | | 8 WATERGLADES CLOSE, STOKE-ON-TRENT, ST1 5GE | £140,000 | 01/11/2021 | Detached | | 19 MERE SIDE CLOSE, STOKE-ON-TRENT, ST1 5GH | £225,000 | 07/10/2021 | Detached | | ETRUSCAN HOUSE CAVOUR STREET, STOKE-ON-TRENT, ST1 5PL | £340,000 | 21/09/2021 | Detached | | [Same street] 12 WATERSEDGE GROVE, STOKE-ON-TRENT, ST1 5GG | £235,000 | 30/06/2021 | Detached | **Street average:** £235,000 (1 sale) **Area average:** £219,714 (7 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £224,182 (11 Detached, ST1, 2024–2026) - **Deviation:** +0.4% ## Rental Range *ONS Price Index of Private Rents (Stoke-on-Trent). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £637/mo - **Realistic:** £708/mo - **Optimistic:** £779/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Staffordshire North (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £593/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 | |------|------|------|------|------| | [Clayworks, Hanley](http://87.117.209.195:8080/listings/1511edf) | £895/mo | — | 0.74 miles | Rightmove | | [Clayworks, Hanley](http://87.117.209.195:8080/listings/8602134) | £875/mo | — | 0.74 miles | Rightmove | | [Clayworks, Hanley](http://87.117.209.195:8080/listings/28458b0) | £875/mo | — | 0.74 miles | Rightmove | | [Clayworks, Hanley](http://87.117.209.195:8080/listings/8ba40b9) | £825/mo | — | 0.74 miles | Rightmove | | [Clayworks, Hanley](http://87.117.209.195:8080/listings/0a6b094) | £825/mo | — | 0.74 miles | Rightmove | | [Clayworks, Hanley](http://87.117.209.195:8080/listings/5ccb04f) | £875/mo | — | 0.74 miles | Rightmove | | [Denbigh Street, Hanley](http://87.117.209.195:8080/listings/13cabfd) | £875/mo | 3 | 0.84 miles | Rightmove | | [Trinity Point, Stoke-On-Trent, ST1](http://87.117.209.195:8080/listings/844a28d) | £620/mo | — | 0.94 miles | Rightmove | | [Moxons Island, 48 Stafford Street, Stoke-on-Trent, Staffordshire, ST1](http://87.117.209.195:8080/listings/0cb1b74) | £525/mo | — | 0.96 miles | Rightmove | | [The Webberley, Stoke-On-Trent, ST1](http://87.117.209.195:8080/listings/44c025c) | £520/mo | — | 1.01 miles | Rightmove | | [The Webberley, Stoke-On-Trent, ST1](http://87.117.209.195:8080/listings/df9bc47) | £640/mo | — | 1.01 miles | Rightmove | | [Rosedawn Close East, STOKE-ON-TRENT](http://87.117.209.195:8080/listings/d2ddaf5) | £2,250/mo | — | 1.19 miles | Rightmove | | [Victoria Road, Stoke-On-Trent](http://87.117.209.195:8080/listings/d8f0e55) | £620/mo | — | 1.21 miles | Rightmove | | [Festing Street, Stoke-on-Trent, Staffordshire, ST1](http://87.117.209.195:8080/listings/a2aacd8) | £775/mo | 3 | 1.28 miles | Rightmove | | [Tintern Street, Hanley, ST1](http://87.117.209.195:8080/listings/3837ba6) | £800/mo | 3 | 1.37 miles | Rightmove | | [Homer Street, Stoke-on-Trent, Staffordshire, ST1](http://87.117.209.195:8080/listings/be1f394) | £700/mo | 3 | 1.42 miles | Rightmove | | [Leek New Road, Stoke-on-trent](http://87.117.209.195:8080/listings/b8a3227) | £1,100/mo | 3 | 2 miles | Rightmove | **Average rent: £859/mo (17 listings)** ## 1% Rule - **Rent ratio:** 0.37% (weak for cashflow) - **Max investor price (0.8%):** £103,125 - **Target investor price (1%):** £82,500 *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 £825/mo).* - **Gross yield:** 4.4% - **Cost-to-rent:** 22.7× - **Monthly cashflow:** £-169/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -3.1% *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:** 32% - **10y growth:** 51.4% ## 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)