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BROCKTON HOUSE BARNS, BROCKTON, STAFFORD, ECCLESHALL, STAFFORDSHIRE ST21 6LY
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Property details
Tenure
FREEHOLD
Floor area
101 m²
Council tax band
E
EPC rating
D
Year built
England and Wales: 2003-2006
Last sold
£260,000 Mar 2016
Price per m²
£3,218/m²
Local average
£252,000 (+29%)
Deprivation
Decile 6 (16,923 of 33,755)
Street crime
0 incidents within 1 mile (Apr 2026)
Key features
- A beautiful barn conversion with oak flooring and exposed beams, with modern conveniences like Hive heating and a brand new contemporary kitchen/diner.
- A gardeners paradise with raised garden beds, a greenhouse, and a generous plot, this home is perfect for those with a green thumb.
- Two generous double bedrooms, two bathrooms, as well as two lovely reception rooms with direct access to the pretty rear garden, ideal for alfresco dining and family gatherings.
- Enjoy the peace and quiet of rural living in Brockton while still being close to excellent schools and amenities, just a short drive to Eccleshall's bustling High Street.
- With two designated parking spaces right outside the front door, you’ll never have to worry about finding a spot, with side access to the garden.
Additional details
- Electricity
- Mains supply
- Broadband
- Cable
- Water
- Mains supply
- Sewerage
- Private supply
- Heating
- Oil, Gas central
- Parking
- Yes
- Garden
- Yes
- Listed property
- No
- Restrictions
- No
- Required access
- No
- Rights of way
- No
- Flooded in last 5 years
- No
- Flood defences
- No
Description
To the left, a spacious living room awaits with a cosy gas fire and French doors, so on warm sunny days you can let the breeze flow in and enjoy direct access to the beautiful rear garden. Across the hall, the kitchen/dining room provides the perfect setting for families to gather and share their day. Ideal for hosting friends and family, this impressive space is both sociable and practical—especially in the summer, when the doors can be opened to extend the living area into the garden. The impressive newly fitted kitchen combines sleek cabinetry with smooth grey worktops, with space for a Rangemaster cooker, and some integrated appliances for convenience. This wonderful open place space combines perfectly characterful features like the exposed Oak beam that separate’s the dining area from the kitchen and a barn door that opens up offering the picturesque views of the beautifully maintained garden.
Upstairs, the landing leads to the master bedroom, featuring built-in wardrobes, an ensuite, and a private door to some outdoor steps. The second bedroom also boasts the same barn charm with vaulted ceilings and low windows. A family bathroom with a bath and shower completes the upper floor. Venture outside to the generous garden and soak in the rural views that envelope around this extensive plot, which is a true gardener’s paradise, complete with raised beds, a greenhouse, and a spacious shed. Various seating areas are darted around the garden along with a lawn and gravel pathways, offering the perfect spots to enjoy the livery views beyond, with ponies and wildlife in the nearby fields.
Modern conveniences like Hive heating, controlled straight from your phone, enhance the ease of rural living. Nestled in Brockton, you’ll enjoy peaceful seclusion while remaining close to excellent schools and amenities in nearby Eccleshall so why don’t you make 3 Brockton House Barn your rural paradise today. Call us to book a viewing and start your harvest of happiness!
EPC Rating: D
Listed by
Eccleshall
James Du Pavey Ltd
Reference: 87588735
EPC Rating & Upgrade Cost
Current rating: D
Potential rating: C
Inspection date: 31/07/2024
Expiry date: 30/07/2034
Current heating cost: £752/year
Potential heating cost: £660/year
Est. upgrade cost to C: £13,600
Recommendations
- Replace boiler with new condensing boiler (£2,200 - £3,000)
- Solar water heating (£4,000 - £6,000)
- High performance external doors (£1,500)
- Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)
Flood risk
Zone: 1
Risk: Low
Job (default Low)
Price history
-7% since 2006
| Event | Date | Price | % change |
|---|---|---|---|
| Listed for sale | — | £325,000 | +25% |
| Sold | 18/03/2016 (10 years ago) | £260,000 | +4% |
| Sold | 17/09/2013 (12 years ago) | £249,950 | +2% |
| Sold | 29/07/2011 (14 years ago) | £245,000 | -12.5% |
| Sold | 27/07/2006 (19 years ago) | £280,000 | — |
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 |
|---|---|---|---|
| 25 BISHOPS COURT, ECCLESHALL, STAFFORD, STAFFORDSHIRE, ST21 6DX | £202,000 | 12/12/2025 | Terraced |
| 9 BISHOPS COURT, ECCLESHALL, STAFFORD, STAFFORDSHIRE, ST21 6DX | £228,000 | 28/11/2025 | Terraced |
| MILLBURN YATES YARD, ECCLESHALL, STAFFORD, STAFFORDSHIRE, ST21 6BS | £330,000 | 27/11/2025 | Terraced |
| 1 ST JAMES GREEN, COTES HEATH, STAFFORD, STAFFORDSHIRE, ST21 6RU | £225,000 | 05/11/2025 | Terraced |
| Same street THE DAIRY HOUSE BROCKTON, ECCLESHALL, STAFFORD, STAFFORDSHIRE, ST21 6LY | £750,000 | 13/08/2025 | Other |
| NEW COTTAGES 3 FAIR OAK, ECCLESHALL, STAFFORD, STAFFORDSHIRE, ST21 6NU | £275,000 | 28/07/2025 | Terraced |
| RESERVOIR HOUSE HATTON MANOR, HATTON, STAFFORD, STAFFORDSHIRE, ST21 6SD | £200,000 | 21/12/2023 | Terraced |
| 4 STANDON COURT, STANDON, STAFFORD, STAFFORDSHIRE, ST21 6TG | £408,900 | 21/06/2023 | Terraced |
| MIDDLE COPPICE BARNS 4 CLAYALDERS BANK, ECCLESHALL, STAFFORD, STAFFORDSHIRE, ST21 6QJ | £555,000 | 12/06/2023 | Terraced |
| 13 HIGH STREET, ECCLESHALL, STAFFORD, STAFFORDSHIRE, ST21 6BW | £435,000 | 08/06/2023 | Terraced |
| 8 OVERTON CLOSE, ECCLESHALL, STAFFORD, STAFFORDSHIRE, ST21 6DA | £275,000 | 19/04/2023 | Terraced |
| 18 STONE ROAD, ECCLESHALL, STAFFORD, STAFFORDSHIRE, ST21 6DJ | £185,000 | 24/03/2023 | Terraced |
| 8 SPRING HOLLOW, ECCLESHALL, STAFFORD, STAFFORDSHIRE, ST21 6EQ | £186,000 | 09/12/2022 | Terraced |
| 19 SOUTHWELL ESTATE, ECCLESHALL, STAFFORD, STAFFORDSHIRE, ST21 6EB | £260,000 | 02/12/2022 | Terraced |
| THE FOUNTAIN HOUSE HATTON MANOR, HATTON, STAFFORD, STAFFORDSHIRE, ST21 6SD | £225,000 | 28/10/2022 | Terraced |
| MANOR COURT THE MILL HOUSE, BISHOPS OFFLEY, STAFFORD, STAFFORDSHIRE, ST21 6ET | £535,000 | 21/10/2022 | Terraced |
| 7 CHATSWORTH MEWS, ECCLESHALL, STAFFORD, STAFFORDSHIRE, ST21 6DT | £270,000 | 18/08/2022 | Terraced |
| FAIRVIEW HATTON MANOR, HATTON, STAFFORD, STAFFORDSHIRE, ST21 6SD | £200,000 | 12/08/2022 | Terraced |
| 13 OVERTON CLOSE, ECCLESHALL, STAFFORD, STAFFORDSHIRE, ST21 6DA | £475,000 | 29/07/2022 | Terraced |
| COFFEYSTILL YATES YARD, ECCLESHALL, STAFFORD, STAFFORDSHIRE, ST21 6BS | £240,000 | 22/07/2022 | Terraced |
| 24 STONE ROAD, ECCLESHALL, STAFFORD, STAFFORDSHIRE, ST21 6DJ | £155,000 | 24/06/2022 | Terraced |
| Same street BROCKTON HOUSE FARM BROCKTON, ECCLESHALL, STAFFORD, STAFFORDSHIRE, ST21 6LY | £745,000 | 29/10/2021 | Detached |
| Same street BROCKTON HALL FARM BROCKTON, ECCLESHALL, STAFFORD, STAFFORDSHIRE, ST21 6LY | £850,000 | 28/06/2021 | Other |
Street average: £781,667 (3 sales)
Area average: £293,245 (20 sales)
Capital growth trend
House Price Index (HM Land Registry — official index, not sold-price averages): Stafford. Series: Terraced. As of March 2026.
Rental Range
Estimated market rent for Stafford. Low = conservative, Realistic = average, Optimistic = best case.
Based on Local Authority from postcode lookup → Stafford.
LHA (30th percentile) floor for Mid Staffs: £623/mo (Apr 2025 – Mar 2026)
Location
Address
Brockton, Slindon, Eccleshall, Stafford, Staffordshire, England, ST21 6LY, United Kingdom
Nearby
Nearest stations, universities and amenities (distance from property).
| Type | Name | Distance |
|---|---|---|
| Bus stop | Old Post Office | 0.5 miles |
| Bus stop | Browns Bridge | 0.9 miles |
| Shop | Butterley Barn Interiors | 1.1 miles |
| Shop | Staffordshire Shutters | 1.2 miles |
| Train station | Unknown | 2.1 miles |
| Train station | Stone | 5.0 miles |
| Hospital | North Staffordshire Nuffield Hospital | 7.4 miles |
| University | Keele University | 8.1 miles |
| Hospital | St George's Hospital | 8.4 miles |
| University | University of Staffordshire Stoke Campus | 9.4 miles |
Street-level crime
| Category | Count |
|---|---|
| Total incidents | 0 |
Within 1 mile during Apr 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 |
|---|---|---|---|
| All Saints CofE (C) First School | Primary | 2.0 miles | Good — 19 Jan 2020 |
| Bishop Lonsdale Church of England Primary Academy | Primary | 2.1 miles | — (Inspected (no overall grade)) |
| Walton Hall Academy | Other | 2.9 miles | Good — 9 May 2017 |
| Springfields First School | Primary | 2.9 miles | Good — 21 May 2023 |
| Woodseaves CE Primary Academy | Primary | 4.3 miles | Good — 16 Nov 2023 |
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 |
|---|---|---|---|---|
| Cranberry, STAFFORD | £725/mo | 2 | 2.61 miles | Rightmove |
Average rent: £725/mo (1 listing)
Rent-driven metrics
Based on OpenRent comparables.
- 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).