# 2 bedroom semi-detached house for sale (ST4 8HS)

## Property Details

| Key | Value |
|-----|-------|
| Address | 9 BENGAL GROVE, STOKE-ON-TRENT, STOKE-ON-TRENT ST4 8HS |
| Price | £225,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | B |
| Construction age | England and Wales: 1976-1982 |
| Floor area | 58 m² |
| Last sold | £115,000 Jun 2006 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 03/02/2035
- **Current heating cost:** £571/year
- **Est. upgrade cost to C:** £14,950

### Recommendations
- B4 (£300 - £600)
- W2 (£4,000 - £6,000)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2681-2244-2575-1240-2125)

## Description

A super-smart mature semi tucked away in a quiet cul-de-sac on the edge of suburban Trentham. This really is a lovely house inside and out having been extensively upgraded by the present owners to create a comfortable, well appointed home. The house offers good size accommodation with sitting room, stylish modern kitchen with all mod-cons, two double bedroom and luxurious re-modelled bathroom. Step outside and you will discover one of the largest plots in the area, with wrap-around gardens and oodles of space for outdoor living including a covered veranda and patio, perfect for enjoying the gardens come rain or shine. Lots of outdoor storage including a single garage, large wooden workshop and garden shed. A super house in a great location - viewing essential.

**Entrance Porch** - Reception area with upvc part glazed outer door, recessed storage area.

**Lounge** - A good size sitting room with front facing window and oak wood effect laminate floor. Period style fireplace and hearth with living flame fire, turned staircase to the first floor landing. Two radiators.

**Kitchen** - A super-stylish newly updated kitchen which features an extensive range of wall & base cupboards with grey high gloss cabinet doors and coordinating wood effect counter tops with inset sink unit & mixer tap. Glass splash panels to the cooking area and wood effect laminate floor. Concealed under cupboard lighting and skirting lights. Fitted appliances comprise; gas hob with extractor over, built-under electric oven, fridge, dish washer and wine cooler. Windows to the rear and side of the house and half glazed upvc door to the patio and gardens.

**Landing** - Access hatch to loft space with pull down ladder.

**Bedroom 1** - Double bedroom with wood effect laminate floor. Installation for wall mounted TV and window to the front of the house. Radiator.

**Bedroom 2** - Double bedroom with window to the rear of the house, fitted wardrobes with sliding mirror doors. Radiator.

**Bathroom** - A smart modern bathroom featuring a white suite comprising; extra wide bath LED mood lighting, glass screen and electric shower, vanity basin & WC. Ceramic wall tiling to the wet areas, tile effect floor and illuminated mirror. Radiator. Window to the side of the house.

**Outside** - The house occupies a large plot at the end of Bengal Grove, with a large wrap-around garden to the rear and side of the house. The garden is mainly lawn with mature borders featuring a variety of shrubs, trees and flower beds. Lots of space for outdoor living come rain or shine, with a large paved patio area immediately to the rear of the house with covered veranda, and covered patio at the bottom of the garden. To the side of the house there is a hardstanding with wooden garden shed and separate workshop with light and power, Driveway parking and single garage.

**General Information** - Services; Mains gas, electricity, water & drainage. Gas central heating.

Tenure; Freehold

Council Tax Band B

Viewing by appointment

For sale by private treaty, subject to contract.

Vacant possession on completion

## Property Photos

- ![Photo](/listings/photos/94653339/2662311)
- ![Kitchen](/listings/photos/94653339/2662312) - Kitchen
- ![Lounge](/listings/photos/94653339/2662313) - Lounge
- ![Photo](/listings/photos/94653339/2662314)
- ![Kitchen](/listings/photos/94653339/2662315) - Kitchen
- ![Lounge](/listings/photos/94653339/2662316) - Lounge
- ![Bedroom 1](/listings/photos/94653339/2662317) - Bedroom 1
- ![Bedroom 2](/listings/photos/94653339/2662318) - Bedroom 2
- ![Bathroom](/listings/photos/94653339/2662319) - Bathroom
- ![Photo](/listings/photos/94653339/2662320)

## Floorplans

- ![9, Bengal Grove](/listings/photos/94653339/2662321) - 9, Bengal Grove

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 9 BENGAL GROVE, STOKE-ON-TRENT, ST4 8HS | £115,000 | 19/06/2006 | Semi-detached |
| 9 BENGAL GROVE, STOKE-ON-TRENT, ST4 8HS | £44,000 | 17/03/1999 | Semi-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 |
|---------|-------|------|------|
| 6 KARA PLACE, STOKE-ON-TRENT, ST4 8TX | £83,248 | 13/01/2025 | Semi-detached |
| 5 CHARLES CROFTS GROVE, STOKE-ON-TRENT, ST4 8ZU | £257,750 | 15/11/2024 | Semi-detached |
| 7 BISCAY GROVE, STOKE-ON-TRENT, ST4 8UH | £210,000 | 09/11/2023 | Semi-detached |
| 69 HAROLD HINES WAY, STOKE-ON-TRENT, ST4 8WJ | £244,000 | 23/02/2023 | Semi-detached |
| 102 CONSTANCE AVENUE, STOKE-ON-TRENT, ST4 8XJ | £175,000 | 16/12/2022 | Semi-detached |
| [Same street] 18 BENGAL GROVE, STOKE-ON-TRENT, ST4 8HS | £240,000 | 20/10/2022 | Semi-detached |
| 22 HAROLD HINES WAY, STOKE-ON-TRENT, ST4 8WJ | £180,000 | 07/10/2022 | Semi-detached |
| 31 HAROLD HINES WAY, STOKE-ON-TRENT, ST4 8WJ | £303,000 | 24/08/2022 | Semi-detached |
| 19 AEGEAN CLOSE, STOKE-ON-TRENT, ST4 8UL | £175,000 | 30/06/2022 | Semi-detached |
| 157 HAROLD HINES WAY, STOKE-ON-TRENT, ST4 8WJ | £270,000 | 29/06/2022 | Semi-detached |
| 4 ARTHUR CRATCHLEY GROVE, STOKE-ON-TRENT, ST4 8ZR | £252,995 | 16/05/2022 | Semi-detached |
| 84 CONSTANCE AVENUE, STOKE-ON-TRENT, ST4 8XJ | £262,500 | 01/04/2022 | Semi-detached |
| 4 HELENA REPTON PLACE, STOKE-ON-TRENT, ST4 8ZX | £285,000 | 31/03/2022 | Semi-detached |
| 6 ARTHUR CRATCHLEY GROVE, STOKE-ON-TRENT, ST4 8ZR | £244,995 | 25/03/2022 | Semi-detached |
| 3 ARCTIC PLACE, STOKE-ON-TRENT, ST4 8TY | £195,000 | 10/02/2022 | Semi-detached |
| [Same street] 8 BENGAL GROVE, STOKE-ON-TRENT, ST4 8HS | £170,000 | 26/11/2021 | Semi-detached |
| 5 ARTHUR CRATCHLEY GROVE, STOKE-ON-TRENT, ST4 8ZR | £244,995 | 26/11/2021 | Semi-detached |
| 7 ARTHUR CRATCHLEY GROVE, STOKE-ON-TRENT, ST4 8ZR | £244,990 | 26/11/2021 | Semi-detached |
| 159 HAROLD HINES WAY, STOKE-ON-TRENT, ST4 8WJ | £269,995 | 24/11/2021 | Semi-detached |

**Street average:** £205,000 (2 sales)
**Area average:** £229,322 (17 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £185,078 (86 Semi-detached, ST4, 2024–2026)
- **Deviation:** +21.6%

## Rental Range

*ONS Price Index of Private Rents (Stoke-on-Trent). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £646/mo
- **Realistic:** £718/mo
- **Optimistic:** £790/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Staffordshire North (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £479/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 |
|------|------|------|------|------|
| [Trent Bridge Close, Trentham, Stoke-On-Trent](http://87.117.209.195:8080/listings/085497c) | £895/mo | 2 | 0.5 miles | Rightmove |
| [Cardigan Grove, Stoke-on-Trent, ST4](http://87.117.209.195:8080/listings/8596791) | £850/mo | 2 | 0.66 miles | Rightmove |
| [Atherstone Road, STOKE-ON-TRENT, ST4 8JY](http://87.117.209.195:8080/listings/3e3e212) | £900/mo | 2 | 0.68 miles | Rightmove |
| [Highgrove Road, Stoke-On-Trent](http://87.117.209.195:8080/listings/ea6e61c) | £795/mo | 2 | 1.27 miles | Rightmove |
| [Walton Road, Trent Vale, ST4](http://87.117.209.195:8080/listings/2e86a7b) | £900/mo | 2 | 1.27 miles | Rightmove |
| [Stone Road, Bridge Court Stone Road, ST4](http://87.117.209.195:8080/listings/fb404dd) | £585/mo | 2 | 1.29 miles | Rightmove |
| [Alastair Road, Oakhill](http://87.117.209.195:8080/listings/6cf6137) | £800/mo | 2 | 1.31 miles | Rightmove |
| [London Road, Stoke-on-Trent, Staffordshire, ST4](http://87.117.209.195:8080/listings/727ce94) | £1,250/mo | 2 | 1.31 miles | Rightmove |
| [Neville St, Stoke-On-Trent, ST4](http://87.117.209.195:8080/listings/ede6922) | £850/mo | 2 | 1.35 miles | Rightmove |
| [Derry Street, Heron Cross, Stoke-on-Trent](http://87.117.209.195:8080/listings/9145cab) | £695/mo | 2 | 1.35 miles | Rightmove |
| [Grove Road, Heron Cross, Stoke On Trent, ST4](http://87.117.209.195:8080/listings/15ddcd0) | £625/mo | — | 1.38 miles | Rightmove |
| [Fairbank Avenue, Stoke-on-trent](http://87.117.209.195:8080/listings/075a5e9) | £925/mo | 2 | 1.47 miles | Rightmove |
| [Nursery Street, Stoke-on-Trent](http://87.117.209.195:8080/listings/3de060e) | £800/mo | 2 | 1.57 miles | Rightmove |
| [Corporation Street, Stoke-on-Trent, Staffordshire, ST4](http://87.117.209.195:8080/listings/35d8a0e) | £725/mo | 2 | 1.64 miles | Rightmove |
| [Campbell Road, Stoke-On-Trent, ST4](http://87.117.209.195:8080/listings/89d4dda) | £700/mo | 2 | 1.65 miles | Rightmove |
| [Littlefield, Stoke-On-Trent, ST4](http://87.117.209.195:8080/listings/34894e3) | £875/mo | 2 | 1.66 miles | Rightmove |
| [Masterson Street, Stoke-on-Trent, Staffordshire, ST4](http://87.117.209.195:8080/listings/6e98b49) | £750/mo | 2 | 1.71 miles | Rightmove |
| [Chamberlain Avenue, Stoke-on-Trent, Staffordshire, ST4](http://87.117.209.195:8080/listings/9cb3f5b) | £925/mo | 2 | 1.76 miles | Rightmove |
| [Selwyn Street, Stoke-On-Trent, ST4](http://87.117.209.195:8080/listings/ab11db1) | £800/mo | 2 | 1.8 miles | Rightmove |
| [Thistley Hough, Penkhull, Stoke-on-Trent, ST4](http://87.117.209.195:8080/listings/a664024) | £800/mo | 2 | 1.83 miles | Rightmove |

**Average rent: £860/mo (60 listings)**

## 1% Rule

- **Rent ratio:** 0.36% (weak for cashflow)
- **Max investor price (0.8%):** £100,000
- **Target investor price (1%):** £80,000

*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 £800/mo).*

- **Gross yield:** 4.3%
- **Cost-to-rent:** 23.4×
- **Monthly cashflow:** £-191/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -3.5%

*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).*

## Price per Square Metre

- **£/m²:** £3,879/m²

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** -0.2%
- **10y growth:** 37.5%

## House Price Index (HM Land Registry)

*Official index for Stoke-on-Trent; Semi-detached series; as of August 2026.*

- **1y growth (index):** 0.4%
- **5y growth (index):** 21.1%
- **10y growth (index):** 52.3%

## 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)