# 6 bedroom barn conversion for sale (ST12 9AZ) ## Property Details | Key | Value | |-----|-------| | Address | Friesian Court Hartwell Lane Barlaston Stoke-on-trent, Staffordshire, ST12 9AZ | | Price | £1,000,000 | | Bathrooms | 3 | | Council tax | F | ## Description The Granary is a well-presented barn conversion, situated near the village of Barlaston and close to the market town of Stone. The accommodation comprises of 6 bedrooms, 4 bathrooms and 3 reception rooms including a separate office. All presented to a high standard with lovely views over open fields to the rear as well as off-road parking to the front and rear. In summary, this property is a spacious family character home situated in a popular location. Services, Utilities & Property Information Tenure: Freehold Council Tax Band: F Local Authority: Stafford Borough Council & Staffordshire County Council EPC Rating: B (Valid until 21 April 2036) Property Construction: Standard (Barn Conversion/Mid-Terrace House) Electricity Supply: Mains Water Supply: Mains Drainage & Sewerage: Mains Heating: Mains Gas Broadband: FTTC Superfast Fibre Broadband connection available. We advise you to check with your provider. Mobile Signal/Coverage - 4G/5G mobile signal is available in the area. We advise you to check with your provider. Parking: Off Road Parking (Rear & Front) Special Notes: The Title Register contains Restrictive Covenants. Please speak to the Agent for further information. Total Internal Floor Area: 2896 sq ft ## Property Photos - ![Photo](/listings/photos/88745088/468455) - ![Photo](/listings/photos/88745088/468456) - ![Photo](/listings/photos/88745088/468457) - ![Photo](/listings/photos/88745088/468458) - ![Photo](/listings/photos/88745088/468459) - ![Photo](/listings/photos/88745088/468460) - ![Photo](/listings/photos/88745088/468461) - ![Photo](/listings/photos/88745088/468462) - ![Photo](/listings/photos/88745088/468463) - ![Photo](/listings/photos/88745088/468464) - ![Photo](/listings/photos/88745088/468465) - ![Photo](/listings/photos/88745088/468466) - ![Photo](/listings/photos/88745088/468467) - ![Photo](/listings/photos/88745088/468468) - ![Photo](/listings/photos/88745088/468469) - ![Photo](/listings/photos/88745088/468470) - ![Photo](/listings/photos/88745088/468471) - ![Photo](/listings/photos/88745088/468472) - ![Photo](/listings/photos/88745088/468473) - ![Photo](/listings/photos/88745088/468474) - ![Photo](/listings/photos/88745088/468475) - ![Photo](/listings/photos/88745088/468476) - ![Photo](/listings/photos/88745088/468477) - ![Photo](/listings/photos/88745088/468478) - ![Photo](/listings/photos/88745088/468479) - ![Photo](/listings/photos/88745088/468480) - ![Photo](/listings/photos/88745088/468481) - ![Photo](/listings/photos/88745088/468482) - ![Photo](/listings/photos/88745088/468483) - ![Photo](/listings/photos/88745088/468484) - ![Photo](/listings/photos/88745088/468485) - ![Photo](/listings/photos/88745088/468486) - ![Photo](/listings/photos/88745088/468487) - ![Photo](/listings/photos/88745088/468488) - ![Photo](/listings/photos/88745088/468489) - ![Photo](/listings/photos/88745088/468490) - ![Photo](/listings/photos/88745088/468491) - ![Photo](/listings/photos/88745088/468492) - ![Photo](/listings/photos/88745088/468493) - ![Photo](/listings/photos/88745088/468494) - ![Photo](/listings/photos/88745088/468495) - ![Photo](/listings/photos/88745088/468496) - ![Photo](/listings/photos/88745088/468497) - ![Photo](/listings/photos/88745088/468498) - ![Photo](/listings/photos/88745088/468499) - ![Photo](/listings/photos/88745088/468500) - ![Photo](/listings/photos/88745088/468501) - ![Photo](/listings/photos/88745088/468502) - ![Photo](/listings/photos/88745088/468503) ## Floorplans - ![Floorplan 1](/listings/photos/88745088/468504) - Floorplan 1 ## EPC Graphs - ![EPC 1](/listings/photos/88745088/468505) - EPC 1 ## Rental Range *ONS Price Index of Private Rents (Stafford). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £806/mo - **Realistic:** £896/mo - **Optimistic:** £986/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Staffordshire North (Apr 2025 – Mar 2026).* ## Rental Comparables *Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.* | Title | Rent | Beds | Distance | As seen on | |------|------|------|------|------| | [Longton Road, Barlaston, Staffordshire, ST12 9AS](http://87.117.209.195:8080/listings/482d8e2) | £1,050/mo | 2 | 0.16 miles | Rightmove | | [Old Road, Barlaston, Stoke-On-Trent](http://87.117.209.195:8080/listings/2b710b7) | £2,200/mo | 4 | 0.71 miles | Rightmove | | [Renaissance Way, Barlaston, ST12](http://87.117.209.195:8080/listings/0a65223) | £950/mo | 2 | 0.85 miles | Rightmove | | [Tittensor Road, Stoke-on-trent](http://87.117.209.195:8080/listings/695447e) | £850/mo | 1 | 1.3 miles | Rightmove | | [Manor Farm Drive, Tittensor](http://87.117.209.195:8080/listings/f27ce4b) | £875/mo | 2 | 2.04 miles | Rightmove | | [Manor Farm Drive, Tittensor, Stoke-on-Trent, Staffordshire, ST12](http://87.117.209.195:8080/listings/cdf818e) | £1,095/mo | 2 | 2.04 miles | Rightmove | | [Manor Farm Drive, Tittensor, Stoke-on-Trent, Staffordshire, ST12](http://87.117.209.195:8080/listings/c4892ba) | £900/mo | 1 | 2.04 miles | Rightmove | **Average rent: £1,131/mo (7 listings)** ## 1% Rule - **Rent ratio:** 0.1% (weak for cashflow) - **Max investor price (0.8%):** £118,750 - **Target investor price (1%):** £95,000 *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 £950/mo).* - **Gross yield:** 1.1% - **Cost-to-rent:** 87.7× - **Monthly cashflow:** £-3,108/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -12.9% *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).* ## House Price Index (HM Land Registry) *Official index for Stafford; All dwelling types series; as of April 2026.* - **1y growth (index):** 5.1% - **5y growth (index):** 26.5% - **10y growth (index):** 49.9% ## 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)