# 4 bedroom detached house for sale (ST12 9FD) ## Property Details | Key | Value | |-----|-------| | Address | 20, WATERFORD CRESCENT, BARLASTON, STOKE-ON-TRENT ST12 9FD | | Price | £475,000 | | Bedrooms | 4 | | Bathrooms | 3 | | Council tax | TBC | | Floor area | 143 m² | | Last sold | £400,000 | ## EPC Rating & Upgrade Cost - **Current rating:** B - **Potential rating:** A - **Expiry date:** 13/11/2026 - **Current heating cost:** £381/year - **Est. upgrade cost to C:** £11,500 ### Recommendations - N (£4,000 - £6,000) - U (£5,000 - £8,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9348-7926-7379-3326-7910) ## Description Spacious Four-Bedroom Detached Family Home with Driveway, Garage & Private Garden in a Sought-After Village Location Key Features Four well-proportioned bedrooms Detached family home Spacious lounge and separate study Modern kitchen and dining space Driveway providing off-road parking for two cars Garage for additional parking or storage Private rear garden Ideal for families and home working Located within a desirable residential development Excellent access to local amenities and transport links Description Situated within a desirable residential area in the popular village of Barlaston, this beautifully presented four-bedroom detached home offers spacious and versatile accommodation ideal for modern family living. The property features a welcoming entrance hallway leading to a generous lounge, perfect for relaxing and entertaining, alongside a separate study that provides an ideal space for home working or additional reception use. The kitchen and dining area offer a practical and sociable layout with plenty of natural light and direct access to the rear garden. Upstairs, the property benefits from four well-sized bedrooms, offering flexible accommodation for growing families, guests, or additional workspace requirements. A family bathroom and ample storage further enhance the home’s practicality. Externally, the property enjoys a private rear garden ideal for outdoor dining and family enjoyment, together with a driveway providing off-road parking for two vehicles and an attached garage. Local Amenities The property is conveniently located close to a range of local amenities within Barlaston, including shops, cafés, pubs, and everyday conveniences. The area is well regarded for its village atmosphere, nearby canal walks, and green open spaces. The property also benefits from excellent transport connections, with convenient access to Stoke-on-Trent, Stone, and major commuter routes including the A34 and M6 motorway network. Viewing is highly recommended to fully appreciate the size and potential of this property. Buyer Process: Our customers use British Homebuyers to either purchase or assist in selling properties quickly and reliably. Therefore any new applicants to purchase are subject to vetting to ensure they meet strict criteria. Exclusivity Fee: You can secure the purchase by paying an exclusivity fee of £2,000. This grants the buyer exclusive rights to proceed with the purchase for the duration of the conveyancing process, during which time the seller agrees to remove the property from the market and not negotiate with other parties. The exclusivity fee is returned to the buyer upon successful completion of the purchase. A processing fee of £200 is required in order to draw up an exclusive legally binding contract between the buyer and seller. This agreement sets out the terms of exclusivity and seller commitment but does not constitute an exchange of contracts. This arrangement provides buyers with reassurance that the property is secured exclusively for them, reducing the risk of gazumping and unnecessary aborted costs. **Disclaimer** The particulars are set out as a general outline only for the guidance of intended purchasers and do not constitute, any part of a contract. Nothing in these particulars shall be deemed to be a statement that the property is in good structural condition or otherwise nor that any of the services, appliances, equipment or facilities are in good working order. Purchasers should satisfy themselves of this prior to purchasing. The photograph(s) depict only certain parts of the property. It should not be assumed that any contents/furniture etc. photographed are included in the sale. It should not be assumed that the property remains as displayed in the photograph(s). No assumption should be made with regard to parts of the property that have not been photographed. Any areas, measurements, aspects or distances referred to are given as a GUIDE ONLY and are NOT precise. If such details are fundamental to a purchase, purchasers must rely on their own enquiries. Descriptions of the property are subjective and are used in good faith as an opinion and NOT as a statement of fact. Please make further inquiries to ensure that our descriptions are likely to match any expectations you may have. ## Property Photos - ![Picture No. 14](/listings/photos/88253997/393581) - Picture No. 14 - ![Picture No. 06](/listings/photos/88253997/393582) - Picture No. 06 - ![Picture No. 05](/listings/photos/88253997/393583) - Picture No. 05 - ![Picture No. 07](/listings/photos/88253997/393584) - Picture No. 07 - ![Picture No. 17](/listings/photos/88253997/393585) - Picture No. 17 - ![Picture No. 02](/listings/photos/88253997/393586) - Picture No. 02 - ![Picture No. 11](/listings/photos/88253997/393587) - Picture No. 11 - ![Picture No. 04](/listings/photos/88253997/393588) - Picture No. 04 - ![Picture No. 08](/listings/photos/88253997/393589) - Picture No. 08 - ![Picture No. 09](/listings/photos/88253997/393590) - Picture No. 09 - ![Picture No. 10](/listings/photos/88253997/393591) - Picture No. 10 - ![Picture No. 03](/listings/photos/88253997/393592) - Picture No. 03 - ![Picture No. 13](/listings/photos/88253997/393593) - Picture No. 13 - ![Picture No. 12](/listings/photos/88253997/393594) - Picture No. 12 - ![Picture No. 16](/listings/photos/88253997/393595) - Picture No. 16 ## Floorplans - ![Floorplan](/listings/photos/88253997/393596) - Floorplan ## EPC Graphs - ![EPC Rating Graph](/listings/photos/88253997/393597) - EPC Rating Graph ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 20 WATERFORD CRESCENT, BARLASTON, STOKE-ON-TRENT, ST12 9FD | £400,000 | 08/12/2016 | 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 | |---------|-------|------|------| | 1 INTAGLIO DRIVE, BARLASTON, STOKE-ON-TRENT, ST12 9BY | £645,000 | 04/04/2023 | Detached | | ETHEREAL HOUSE, 2 CUCKOO CLOSE, BARLASTON, STOKE-ON-TRENT, ST12 9FP | £675,000 | 31/03/2023 | Detached | | 17 INTAGLIO DRIVE, BARLASTON, STOKE-ON-TRENT, ST12 9BY | £457,500 | 14/03/2023 | Detached | | 2 FLORENTINE AVENUE, BARLASTON, STOKE-ON-TRENT, ST12 9BF | £615,000 | 22/12/2022 | Detached | | 3 PASHMINA AVENUE, BARLASTON, STOKE-ON-TRENT, ST12 9FE | £355,000 | 08/07/2022 | Detached | | 35 CORNUCOPIA GROVE, BARLASTON, STOKE-ON-TRENT, ST12 9FQ | £400,000 | 30/06/2022 | Detached | | 7 AMHERST PLACE, BARLASTON, STOKE-ON-TRENT, ST12 9FB | £710,000 | 30/03/2022 | Detached | | [Same street] 14 WATERFORD CRESCENT, BARLASTON, STOKE-ON-TRENT, ST12 9FD | £560,000 | 27/10/2021 | Detached | | 4 INTAGLIO DRIVE, BARLASTON, STOKE-ON-TRENT, ST12 9BY | £570,000 | 29/09/2021 | Detached | | THE BEECHES, 6A LAKEWOOD DRIVE, BARLASTON, STOKE-ON-TRENT, STAFFORD, STAFFORDSHIRE, ST12 9BH | £395,000 | 30/06/2021 | Detached | **Street average:** £560,000 (1 sale) **Area average:** £535,833 (9 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £491,000 (8 Detached, ST12, 2024–2026) - **Deviation:** -3.3% ## Rental Range *ONS Price Index of Private Rents (Stoke-on-Trent). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £637/mo - **Realistic:** £708/mo - **Optimistic:** £779/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Staffordshire North (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £798/mo ## 1% Rule - **Rent ratio:** 0.15% (weak for cashflow) - **Max investor price (0.8%):** £88,500 - **Target investor price (1%):** £70,800 *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 Area rent estimate.* ## Price per Square Metre - **£/m²:** £3,322/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -10.9% - **10y growth:** 5.6% ## House Price Index (HM Land Registry) *Official index for Stoke-on-Trent; Detached series; as of March 2026.* - **1y growth (index):** 1.2% - **5y growth (index):** 23.3% - **10y growth (index):** 57.2% ## 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)