# 2 bedroom terraced house for sale (ST21 6LY) ## Property Details | Key | Value | |-----|-------| | Address | 3, BROCKTON HOUSE BARNS, BROCKTON, STAFFORD, ECCLESHALL, STAFFORDSHIRE ST21 6LY | | Price | £325,000 | | Bedrooms | 2 | | Bathrooms | 2 | | Council tax | E | | Construction age | England and Wales: 2003-2006 | | Floor area | 101 m² | | Last sold | £260,000 Mar 2016 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** C - **Expiry date:** 30/07/2034 - **Current heating cost:** £752/year - **Est. upgrade cost to C:** £13,600 ### Recommendations - I (£2,200 - £3,000) - N (£4,000 - £6,000) - X (£1,500) - U (£3,500 - £5,500) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2731-1126-5192-1182-1351) ## 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 ## Property Photos - ![Photo](/listings/photos/87588735/392887) - ![Photo](/listings/photos/87588735/392888) - ![Photo](/listings/photos/87588735/392889) - ![Photo](/listings/photos/87588735/392890) - ![Photo](/listings/photos/87588735/392891) - ![Photo](/listings/photos/87588735/392892) - ![Photo](/listings/photos/87588735/392893) - ![Photo](/listings/photos/87588735/392894) - ![Photo](/listings/photos/87588735/392895) - ![Photo](/listings/photos/87588735/392896) - ![Photo](/listings/photos/87588735/392897) - ![Photo](/listings/photos/87588735/392898) - ![Photo](/listings/photos/87588735/392899) - ![Photo](/listings/photos/87588735/392900) - ![Photo](/listings/photos/87588735/392901) - ![Photo](/listings/photos/87588735/392902) - ![Photo](/listings/photos/87588735/392903) - ![Photo](/listings/photos/87588735/392904) - ![Photo](/listings/photos/87588735/392905) - ![Photo](/listings/photos/87588735/392906) - ![Photo](/listings/photos/87588735/392907) - ![Photo](/listings/photos/87588735/392908) - ![Photo](/listings/photos/87588735/392909) - ![Photo](/listings/photos/87588735/392910) - ![Photo](/listings/photos/87588735/392911) - ![Photo](/listings/photos/87588735/392912) - ![Photo](/listings/photos/87588735/392913) - ![Photo](/listings/photos/87588735/392914) - ![Photo](/listings/photos/87588735/722793) - ![Photo](/listings/photos/87588735/722794) - ![Photo](/listings/photos/87588735/722795) - ![Photo](/listings/photos/87588735/722796) - ![Photo](/listings/photos/87588735/722797) - ![Photo](/listings/photos/87588735/722798) - ![Photo](/listings/photos/87588735/722799) ## Floorplans - ![All](/listings/photos/87588735/392915) - All - ![Site Plan](/listings/photos/87588735/392916) - Site Plan - ![Site Plan](/listings/photos/87588735/392917) - Site Plan ## EPC Graphs - ![EPC 1](/listings/photos/87588735/392918) - EPC 1 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | BROCKTON HOUSE BARNS 3 BROCKTON, ECCLESHALL, STAFFORD, STAFFORDSHIRE, ST21 6LY | £260,000 | 18/03/2016 | Terraced | | BROCKTON HOUSE BARNS 3 BROCKTON, ECCLESHALL, STAFFORD, STAFFORDSHIRE, ST21 6LY | £249,950 | 17/09/2013 | Terraced | | BROCKTON HOUSE BARNS 3 BROCKTON, ECCLESHALL, STAFFORD, STAFFORDSHIRE, ST21 6LY | £245,000 | 29/07/2011 | Terraced | | BROCKTON HOUSE BARNS 3 BROCKTON, ECCLESHALL, STAFFORD, STAFFORDSHIRE, ST21 6LY | £280,000 | 27/07/2006 | Terraced | ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | 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) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £252,000 (5 Terraced, ST21, 2024–2026) - **Deviation:** +29% ## Rental Range *ONS Price Index of Private Rents (Stafford). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £802/mo - **Realistic:** £891/mo - **Optimistic:** £980/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Mid Staffs (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £623/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 | |------|------|------|------|------| | [Cranberry, STAFFORD](http://87.117.209.195:8080/listings/2f22ec6) | £725/mo | 2 | 2.61 miles | Rightmove | **Average rent: £725/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.22% (weak for cashflow) - **Max investor price (0.8%):** £90,625 - **Target investor price (1%):** £72,500 *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 £725/mo).* - **Gross yield:** 2.7% - **Cost-to-rent:** 37.4× - **Monthly cashflow:** £-652/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -8.3% *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:** £3,218/m² ## House Price Index (HM Land Registry) *Official index for Stafford; Terraced series; as of March 2026.* - **1y growth (index):** 3.1% - **5y growth (index):** 26.1% - **10y growth (index):** 54.9% ## 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)