For sale Terraced

3

BROCKTON HOUSE BARNS, BROCKTON, STAFFORD, ECCLESHALL, STAFFORDSHIRE ST21 6LY

2 beds 2 baths 1,087 sq ft Listed 4 Feb 2026 (-141d)

£325,000

Offers in Excess of

Reduced on 3 Jun 2026 · Was £350,000

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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

Where a gardener’s dream and country bliss come to life, this two bedroom barn conversion is your perfect retreat after a long day. Swap hay bales for high style in this stunning home with two double bedrooms, two bathrooms, and two reception rooms. Pull into the driveway and claim one of your two designated parking spots, just steps from the front door. Stroll past two raised garden beds brimming with vibrant flowers and greenery, leading you to a chic glass-panelled entrance doorway. Step inside to the welcoming entrance hall, with stairs leading to the first floor, complete with a convenient cloakroom.
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)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

All

All

Site Plan

Site Plan

Site Plan

Site Plan

EPC Graphs

EPC 1

EPC 1

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.

1y (index) 3.1%
5y (index) 26.1%
10y (index) 54.9%

Rental Range

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

Low £802/mo
Realistic £891/mo
Optimistic £980/mo

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 0.22%
Max investor price (0.8%) £90,625
Target investor price (1%) £72,500
Gross yield 2.7%
Cost-to-rent ratio 37.4×
Monthly cashflow £-652/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term
Cash-on-cash ROI -8.3%
  • 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).