Sold STC Detached

18 KNIVEDEN LANE

LEEK, STAFFORDSHIRE ST13 5BE

2 beds 904 sq ft Listed 20 Aug 2012 (-5034d)

£220,000

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# 2 bedroom detached bungalow for sale (ST13 5BE)

## Property Details

| Key | Value |
|-----|-------|
| Address | 18 KNIVEDEN LANE, LEEK, STAFFORDSHIRE ST13 5BE |
| Price | £220,000 |
| Bedrooms | 2 |
| Construction age | England and Wales: 1950-1966 |
| Floor area | 84 m² |
| Last sold | £200,000 Dec 2012 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Current heating cost:** £615/year
- **Est. upgrade cost to C:** £20,168

### Recommendations
- W (£800 - £1,200)
- C (£15 - £30)
- E (£45)
- I (£2,200 - £3,000)
- N (£4,000 - £6,000)
- U (£9,000 - £14,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2528-5054-7228-0312-1984)

## Description

**Room Dimensions**

ENTRANCE PORCH

RECEPTION HALL

THROUGH LOUNGE/DINING ROOM 25' x 11'8

KITCHEN 13'9 x 8'11

REAR PORCH

INNER HALL

BEDROOM 12' x 10'10

BEDROOM 12'7 x 10'7

BATHROOM

SEPARATE W.C.

DETACHED GARAGE

GARDENS

## Property Photos

- ![Photo](/listings/photos/39037904/589456)
- ![Photo](/listings/photos/39037904/589462)
- ![Photo](/listings/photos/39037904/589467)
- ![Photo](/listings/photos/39037904/589470)
- ![Photo](/listings/photos/39037904/589474)
- ![Photo](/listings/photos/39037904/589478)
- ![Photo](/listings/photos/39037904/589482)

## Floorplans

- ![Floorplan 1](/listings/photos/39037904/589487) - Floorplan 1

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #14552961
- **Address:** 18 Kniveden Lane, LEEK, ST13 5BE
- **Certificate Issued:** 25/04/2021
- **Work Completed:** 12/04/2021
- **Items:** 1 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 18 KNIVEDEN LANE, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 5BE | £200,000 | 07/12/2012 | 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 |
|---------|-------|------|------|
| 12 THORNFIELD AVENUE, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 5BP | £328,000 | 27/03/2025 | Detached |
| 7 DEEBANK HEIGHTS, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 6DQ | £497,500 | 03/02/2025 | Detached |
| 19 MOORLAND ROAD, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 5BN | £328,000 | 29/09/2023 | Detached |
| 52 KNIVEDEN LANE, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 5BE | £400,000 | 01/09/2023 | Detached |
| 9 THORNFIELD AVENUE, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 5BP | £325,000 | 24/10/2022 | Detached |
| 4 DEEBANK HEIGHTS, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 6DQ | £390,000 | 14/10/2022 | Detached |
| 6 THORNFIELD AVENUE, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 5BP | £265,000 | 26/05/2022 | Detached |
| 2 DEEBANK HEIGHTS, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 6DQ | £350,000 | 22/10/2021 | Detached |
| 2 SHARRON DRIVE, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 5BT | £240,000 | 29/09/2021 | Detached |
| 46 MOORLAND ROAD, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 5BW | £305,000 | 22/09/2021 | Detached |
| THE CROFT, 1 MOORLAND ROAD, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 5BN | £275,000 | 30/06/2021 | Detached |
| 3 DEEBANK HEIGHTS, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 6DQ | £375,000 | 28/06/2021 | Detached |
| 129 ASHBOURNE ROAD, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 5BL | £275,000 | 25/06/2021 | Detached |
| 1 DEEBANK HEIGHTS, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 6DQ | £370,000 | 16/06/2021 | Detached |
| 5 HILL VIEW, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 5TA | £275,000 | 15/06/2021 | Detached |

**Area average:** £333,233 (15 sales)

## Price vs local average

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

- **Local average:** £361,318 (33 Detached, ST13, 2024–2026)
- **Deviation:** -39.1%

## Rental Range

*ONS Price Index of Private Rents (Staffordshire Moorlands). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £645/mo
- **Realistic:** £717/mo
- **Optimistic:** £789/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 |
|------|------|------|------|------|
| 2 Bed Terraced House, Grosvenor Street, ST13 | £600/mo | 2 | 0.5 miles | OpenRent |
| 2 Bed Terraced House, Deansgate, ST13 | £775/mo | 2 | 0.65 miles | OpenRent |

**Average rent: £688/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.31% (weak for cashflow)
- **Max investor price (0.8%):** £86,000
- **Target investor price (1%):** £68,800

*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 £688/mo).*

- **Gross yield:** 3.8%
- **Cost-to-rent:** 26.7×
- **Monthly cashflow:** £-272/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -5.1%

*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).*

## Price per Square Metre

- **£/m²:** £2,619/m²

## Capital growth trend

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

- **5y growth:** -0.1%
- **10y growth:** 31.8%

## House Price Index (HM Land Registry)

*Official index for Staffordshire Moorlands; Detached series; as of February 2026.*

- **1y growth (index):** 1.3%
- **5y growth (index):** 15%
- **10y growth (index):** 50.4%

## 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)

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Property details

Floor area

84 m²

EPC rating

Year built

England and Wales: 1950-1966

Last sold

£200,000 Dec 2012

Price per m²

£2,619/m²

Local average

£361,318 (-39.1%)

Deprivation

Decile 8 (25,444 of 33,755)

Street crime

107 incidents within 1 mile (Mar 2026)

Additional details

Parking: Yes
Garden: Yes

Description

Delightful location in a well established residential area with an open outlook to the front. Individually designed and built detached bungalow providing good sized two double bedroomed accommodation. Gas central heating and double glazing. Detached brick garage and good size flat gardens. An ideal retirement home.

Room Dimensions
ENTRANCE PORCH
RECEPTION HALL
THROUGH LOUNGE/DINING ROOM 25' x 11'8
KITCHEN 13'9 x 8'11
REAR PORCH
INNER HALL
BEDROOM 12' x 10'10
BEDROOM 12'7 x 10'7
BATHROOM
SEPARATE W.C.
DETACHED GARAGE
GARDENS

Listed by

Leek

Bagshaws LLP

Reference: 39037904

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 22/08/2012

Current heating cost: £615/year

Potential heating cost: £475/year

Est. upgrade cost to C: £20,168

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Floor insulation (£800 - £1,200)
Increase hot water cylinder insulation (£15 - £30)
Low energy lighting for all fixed outlets (£45)
Replace boiler with new condensing boiler (£2,200 - £3,000)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£9,000 - £14,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

FENSA Certificates

This property has 1 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #14552961

Property Details

Street: 18 Kniveden Lane

Town: LEEK

Postcode: ST13 5BE

Installation Details

Items: 1 window

Certificate Issued: 25/04/2021

Work Completed: 12/04/2021

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

Event	Date	Price	% change
Sold	07/12/2012 (13 years ago)	£200,000	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

Same street and nearby sales within 0.25 miles (last 5 years). Data from Land Registry Price Paid.

Address	Price	Date	Type
12 THORNFIELD AVENUE, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 5BP	£328,000	27/03/2025	Detached
7 DEEBANK HEIGHTS, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 6DQ	£497,500	03/02/2025	Detached
19 MOORLAND ROAD, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 5BN	£328,000	29/09/2023	Detached
52 KNIVEDEN LANE, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 5BE	£400,000	01/09/2023	Detached
9 THORNFIELD AVENUE, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 5BP	£325,000	24/10/2022	Detached
4 DEEBANK HEIGHTS, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 6DQ	£390,000	14/10/2022	Detached
6 THORNFIELD AVENUE, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 5BP	£265,000	26/05/2022	Detached
2 DEEBANK HEIGHTS, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 6DQ	£350,000	22/10/2021	Detached
2 SHARRON DRIVE, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 5BT	£240,000	29/09/2021	Detached
46 MOORLAND ROAD, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 5BW	£305,000	22/09/2021	Detached
THE CROFT, 1 MOORLAND ROAD, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 5BN	£275,000	30/06/2021	Detached
3 DEEBANK HEIGHTS, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 6DQ	£375,000	28/06/2021	Detached
129 ASHBOURNE ROAD, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 5BL	£275,000	25/06/2021	Detached
1 DEEBANK HEIGHTS, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 6DQ	£370,000	16/06/2021	Detached
5 HILL VIEW, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 5TA	£275,000	15/06/2021	Detached

Area average: £333,233 (15 sales)

Capital growth trend

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

5y growth -0.1%

10y growth 31.8%

House Price Index (HM Land Registry — official index, not sold-price averages): Staffordshire Moorlands. Series: Detached. As of February 2026.

1y (index) 1.3%

5y (index) 15%

10y (index) 50.4%

Rental Range

Estimated market rent for Staffordshire Moorlands. Low = conservative, Realistic = average, Optimistic = best case.

Low £645/mo

Realistic £717/mo

Optimistic £789/mo

Based on Local Authority from postcode lookup → Staffordshire Moorlands.

LHA (30th percentile) floor for Staffordshire North: £479/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View ST13 5BE

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	Pitcher Lane	0.0 miles
Bus stop	Trafford Close	0.1 miles
Shop	Poplar Service Station	0.2 miles
Shop	The Corner Cupboard Convenience Store	0.4 miles
University	Tovell Building, Buxton & Leek College	0.7 miles
University	Buxton & Leek College	0.7 miles
Train station	Leek (Churnet Valley)	1.2 miles
Train station	Leek Brook	1.9 miles
Hospital	John Munroe Hospital	3.4 miles
Hospital	Haywood Hospital Walk-in Centre	8.3 miles

Street-level crime

Category	Count
Violence and sexual offences	60
Anti-social behaviour	14
Shoplifting	7
Public order	6
Criminal damage and arson	5
Other theft	5
Bicycle theft	2
Drugs	2
Other crime	2
Vehicle crime	2
Burglary	1
Possession of weapons	1
Total incidents	107

Within 1 mile during Mar 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Springfield School	Other	0.2 miles	Good — 17 Nov 2022
Leek High School	Secondary	0.2 miles	Requires improvement — 11 Jul 2024
The Meadows School	Other	0.2 miles	Good — 10 Oct 2019
Leek First School	Primary	0.3 miles	Good — 22 Jun 2016
Beresford Memorial CofE First School	Primary	0.5 miles	Good — 16 May 2017

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
2 Bed Terraced House, Grosvenor Street, ST13	£600/mo	2	0.5 miles	OpenRent
2 Bed Terraced House, Deansgate, ST13	£775/mo	2	0.65 miles	OpenRent

Average rent: £688/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.31%

Max investor price (0.8%) £86,000

Target investor price (1%) £68,800

Gross yield 3.8%

Cost-to-rent ratio 26.7×

Monthly cashflow £-272/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -5.1%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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).