# 4 bedroom barn conversion for sale (ST21 6HE) ## Property Details | Key | Value | |-----|-------| | Address | PERRY CROFT, OFFLEY MARSH, STAFFORD, BISHOPS OFFLEY, STAFFORDSHIRE ST21 6HE | | Price | £1,000,000 | | Bedrooms | 4 | | Bathrooms | 3 | | Council tax | E | | Construction age | England and Wales: 2012 onwards | | Floor area | 217 m² | | Last sold | £850,000 Sep 2021 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** C - **Current heating cost:** £1,410/year - **Est. upgrade cost to C:** £29,500 ### Recommendations - N (£4,000 - £6,000) - U (£3,500 - £5,500) - V2 (£15,000 - £25,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2492-0002-5203-5839-3214) ## Description **Welcome to Perry Croft – A Rare Equestrian Gem in the Heart of the Staffordshire Countryside** Set within just over seven acres of beautifully maintained grounds, Perry Croft is a striking barn conversion that offers the perfect blend of rural charm and modern living. Designed with equestrian enthusiasts in mind, the property boasts an impressive stable block, a professional-grade manège, an agricultural barn, and multiple turnout paddocks – an exceptional opportunity for those seeking a peaceful lifestyle with equine facilities on their doorstep. Approached via a long, private driveway shared with just two neighbouring homes, Perry Croft immediately offers a sense of seclusion and tranquillity. The gravel drive leads to the welcoming entrance, where the interior reveals a thoughtfully designed open-plan living and dining space. A standout feature is the Danish Morso log burner, adding warmth and character, while large windows frame picturesque views across the surrounding land. The modern kitchen is both stylish and practical, featuring sleek white gloss cabinetry, marble-effect worktops, and French doors that open onto the south-facing garden – ideal for al fresco dining and entertaining. On the ground floor, you’ll find two spacious double bedrooms, including one with a private ensuite, along with a contemporary family bathroom. Upstairs, a striking mezzanine-style landing provides a stunning vantage point over the living area below. The principal bedroom suite offers a peaceful retreat, complete with skylights, a walk-in dressing room, and a modern ensuite bathroom. A fourth bedroom, perfect as a home office or guest room, and a separate utility room complete the accommodation. Step outside, and the property truly comes into its own. The agricultural barn has been upgraded with a new roof and cladding, offering substantial storage for equipment, tack, or machinery. The stable block includes six secure, well-sized bays with new electrics and an isolation switch – providing a safe, functional environment for your horses. A recently constructed 45m x 25m Combi Ride manège with rubber fibre mix and excellent drainage ensures year-round training, while the winter turnout paddock and several additional paddocks are all well-maintained and thoughtfully laid out. One of the paddocks also features a field shelter and all are serviced by mains-fed water drinkers. The home’s immediate rear garden is south-facing and acts as a sun trap throughout the day, with a patio area perfect for relaxing or entertaining while enjoying panoramic countryside views. The surrounding farmland, a mix of arable and cattle, enhances the peaceful, rural setting and ensures privacy in every direction. Located in the sought-after village of Bishops Offley, Perry Croft is just a short drive from the vibrant market town of Eccleshall, which was recently featured in The Sunday Times Best Places to Live 2025. Here, you'll find excellent local amenities, schools, and transport links while still enjoying the slower pace and charm of rural life. **Perry Croft offers a rare opportunity to secure a lifestyle property that caters to both comfort and passion – a true haven for countryside living.** To truly appreciate the beauty, scale, and setting of this exceptional home, we warmly invite you to arrange a private viewing. Contact us today – we’d be delighted to show you around. EPC Rating: D ## Property Photos - ![Photo](/listings/photos/164028137/36747) - ![Photo](/listings/photos/164028137/36748) - ![Photo](/listings/photos/164028137/36749) - ![Photo](/listings/photos/164028137/36750) - ![Photo](/listings/photos/164028137/36751) - ![Photo](/listings/photos/164028137/36752) - ![Photo](/listings/photos/164028137/36753) - ![Photo](/listings/photos/164028137/36754) - ![Photo](/listings/photos/164028137/36755) - ![Photo](/listings/photos/164028137/36756) - ![Photo](/listings/photos/164028137/36757) - ![Photo](/listings/photos/164028137/36758) - ![Photo](/listings/photos/164028137/36759) - ![Photo](/listings/photos/164028137/36760) - ![Photo](/listings/photos/164028137/36761) - ![Photo](/listings/photos/164028137/36762) - ![Photo](/listings/photos/164028137/36763) - ![Photo](/listings/photos/164028137/36764) - ![Photo](/listings/photos/164028137/36765) - ![Photo](/listings/photos/164028137/36766) - ![Photo](/listings/photos/164028137/36767) - ![Photo](/listings/photos/164028137/36768) - ![Photo](/listings/photos/164028137/36769) - ![Photo](/listings/photos/164028137/36770) - ![Photo](/listings/photos/164028137/36771) - ![Photo](/listings/photos/164028137/36772) - ![Photo](/listings/photos/164028137/36773) - ![Photo](/listings/photos/164028137/36774) - ![Photo](/listings/photos/164028137/36775) - ![Photo](/listings/photos/164028137/36776) - ![Photo](/listings/photos/164028137/36777) - ![Photo](/listings/photos/164028137/36779) - ![Photo](/listings/photos/164028137/36780) - ![Photo](/listings/photos/164028137/36783) ## Floorplans - ![All](/listings/photos/164028137/36785) - All - ![Site Plan](/listings/photos/164028137/36786) - Site Plan ## EPC Graphs - ![EPC 1](/listings/photos/164028137/36792) - EPC 1 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | PERRY CROFT OFFLEY MARSH, BISHOPS OFFLEY, STAFFORD, STAFFORDSHIRE, ST21 6HE | £850,000 | 28/09/2021 | Detached | | PERRY CROFT OFFLEY MARSH, BISHOPS OFFLEY, STAFFORD, STAFFORDSHIRE, ST21 6HE | £320,000 | 04/04/2008 | 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 | |---------|-------|------|------| | [Same street] BUTT LANE COTTAGE OFFLEY MARSH, BISHOPS OFFLEY, STAFFORD, STAFFORDSHIRE, ST21 6HE | £365,000 | 21/03/2024 | Other | **Street average:** £365,000 (1 sale) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £771,667 (3 Other, ST21, 2024–2026) - **Deviation:** +29.6% ## Rental Range *ONS Price Index of Private Rents (Stafford). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £799/mo - **Realistic:** £888/mo - **Optimistic:** £977/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Mid Staffs (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £992/mo ## 1% Rule - **Rent ratio:** 0.09% (weak for cashflow) - **Max investor price (0.8%):** £111,000 - **Target investor price (1%):** £88,800 *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 Area rent estimate.* ## Price per Square Metre - **£/m²:** £4,608/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -26.1% - **10y growth:** 2990% ## House Price Index (HM Land Registry) *Official index for Stafford; All dwelling types series; as of February 2026.* - **1y growth (index):** 3.5% - **5y growth (index):** 23.1% - **10y growth (index):** 51% ## 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)