# 2 bedroom terraced house for rent (ST4 2RB)

## Property Details

| Key | Value |
|-----|-------|
| Address | 31 HAYWOOD STREET, STOKE-ON-TRENT, STOKE-ON-TRENT, STOKE-ON-TRENT ST4 2RB |
| Price | £380 pcm |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | A |
| Construction age | England and Wales: 1900-1929 |
| Floor area | 75 m² |
| Last sold | £73,000 Jun 2007 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 07/10/2031
- **Current heating cost:** £482/year
- **Est. upgrade cost to C:** £23,500

### Recommendations
- Internal or external wall insulation (£4,000 - £14,000)
- Floor insulation (solid floor) (£4,000 - £6,000)
- Solar water heating (£4,000 - £6,000)
- Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

## Description

Nicholas Humphreys are pleased to offer this beautifully presented 3 bedroom student home situated in Shelton!

EPC rating: D.

## Property Photos

- ![Photo](/listings/photos/166812239/9030)
- ![Photo](/listings/photos/166812239/9033)
- ![Photo](/listings/photos/166812239/9036)
- ![Photo](/listings/photos/166812239/9039)
- ![Photo](/listings/photos/166812239/9044)
- ![Photo](/listings/photos/166812239/9045)
- ![Photo](/listings/photos/166812239/9047)
- ![Photo](/listings/photos/166812239/9050)
- ![Photo](/listings/photos/166812239/9052)
- ![Photo](/listings/photos/166812239/9054)
- ![Photo](/listings/photos/166812239/9056)
- ![Photo](/listings/photos/166812239/9057)
- ![Photo](/listings/photos/166812239/9059)

## EPC Graphs

- ![EPC Certificate](/listings/photos/166812239/9061) - EPC Certificate
- ![EPC Certificate](/listings/photos/166812239/9062) - EPC Certificate

## FENSA Certificates

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

### FENSA Certificate #2665763
- **Address:** 31 Haywood Street, STOKE-ON-TRENT, ST4 2RB
- **Certificate Issued:** 02/05/2005
- **Work Completed:** 06/12/2004
- **Items:** 6 window(s), 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 31 HAYWOOD STREET, STOKE-ON-TRENT, ST4 2RB | £73,000 | 01/06/2007 | 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 |
|---------|-------|------|------|
| 62 ELGIN STREET, STOKE-ON-TRENT, ST4 2RD | £88,000 | 05/09/2025 | Terraced |
| 23 ELGIN STREET, STOKE-ON-TRENT, ST4 2RD | £137,000 | 18/08/2025 | Terraced |
| 57 ELGIN STREET, STOKE-ON-TRENT, ST4 2RD | £85,250 | 14/07/2025 | Terraced |
| [Same street] 17 HAYWOOD STREET, STOKE-ON-TRENT, ST4 2RB | £75,000 | 07/05/2025 | Terraced |
| 64 ELGIN STREET, STOKE-ON-TRENT, ST4 2RD | £90,000 | 14/02/2025 | Terraced |
| 65 ELGIN STREET, STOKE-ON-TRENT, ST4 2RD | £96,000 | 18/10/2024 | Terraced |
| 27 SEAFORD STREET, STOKE-ON-TRENT, ST4 2EU | £175,000 | 27/03/2024 | Terraced |
| 74 ELGIN STREET, STOKE-ON-TRENT, ST4 2RD | £85,000 | 20/12/2023 | Terraced |
| 30 ELGIN STREET, STOKE-ON-TRENT, ST4 2RD | £80,000 | 20/12/2023 | Terraced |
| 25 ASHFORD STREET, STOKE-ON-TRENT, ST4 2EH | £131,000 | 18/12/2023 | Terraced |
| 42 ELGIN STREET, STOKE-ON-TRENT, ST4 2RD | £50,000 | 28/11/2023 | Terraced |
| 22 QUEEN ANNE STREET, STOKE-ON-TRENT, ST4 2EQ | £140,000 | 17/11/2023 | Terraced |
| 30 ELGIN STREET, STOKE-ON-TRENT, ST4 2RD | £68,000 | 25/10/2023 | Terraced |
| 30 BERESFORD STREET, STOKE-ON-TRENT, ST4 2EX | £50,000 | 12/09/2023 | Terraced |
| 55 ASHFORD STREET, STOKE-ON-TRENT, ST4 2EH | £165,000 | 30/08/2023 | Terraced |
| 53 ASHFORD STREET, STOKE-ON-TRENT, ST4 2EH | £145,000 | 30/08/2023 | Terraced |
| 13 BERESFORD STREET, STOKE-ON-TRENT, ST4 2EX | £138,000 | 11/08/2023 | Terraced |
| 14 ASHFORD STREET, STOKE-ON-TRENT, ST4 2EH | £118,000 | 28/07/2023 | Terraced |
| 32 ELGIN STREET, STOKE-ON-TRENT, ST4 2RD | £90,000 | 28/07/2023 | Terraced |
| [Same street] 37 HAYWOOD STREET, STOKE-ON-TRENT, ST4 2RB | £76,500 | 27/06/2023 | Terraced |
| 36 SEAFORD STREET, STOKE-ON-TRENT, ST4 2EU | £148,500 | 04/04/2023 | Terraced |
| 36 SEAFORD STREET, STOKE-ON-TRENT, ST4 2EU | £148,500 | 04/04/2023 | Terraced |
| [Same street] 37 HAYWOOD STREET, STOKE-ON-TRENT, ST4 2RB | £45,000 | 16/03/2023 | Terraced |
| [Same street] 37 HAYWOOD STREET, STOKE-ON-TRENT, ST4 2RB | £81,000 | 30/08/2022 | Terraced |
| [Same street] 16 HAYWOOD STREET, STOKE-ON-TRENT, ST4 2RB | £97,000 | 20/01/2022 | Terraced |
| [Same street] 23 HAYWOOD STREET, STOKE-ON-TRENT, ST4 2RB | £99,000 | 25/08/2021 | Terraced |

**Street average:** £78,917 (6 sales)
**Area average:** £111,413 (20 sales)

## Price vs local average

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

- **Local average:** £112,630 (156 Terraced, ST4, 2024–2026)
- **Deviation:** -99.7%

## Rental Range

*ONS Price Index of Private Rents (Stoke-on-Trent). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £638/mo
- **Realistic:** £709/mo
- **Optimistic:** £780/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, Harcourt Street, ST1 | £800/mo | 2 | 0.26 miles | OpenRent |
| [Spencer Road, Stoke, ST4](http://87.117.209.195:8080/listings/6b4c851) | £850/mo | 2 | 0.31 miles | Rightmove |
| [Penstock Drive, Etruria](http://87.117.209.195:8080/listings/d6d2236) | £750/mo | 2 | 0.36 miles | Rightmove |
| [Tolkein Way, Stoke-on-Trent, ST4](http://87.117.209.195:8080/listings/c6a7bf7) | £915/mo | 2 | 0.39 miles | Rightmove |
| [Hartshill House, St. Andrews Square, Stoke-On-Trent. ST4 7GD](http://87.117.209.195:8080/listings/930f6c8) | £795/mo | 2 | 0.44 miles | Rightmove |
| [Oxford Street, Penkhull, ST4](http://87.117.209.195:8080/listings/2d5db37) | £750/mo | 2 | 0.51 miles | Rightmove |
| [Quarry Avenue, Stoke-On-Trent, ST4](http://87.117.209.195:8080/listings/11c0e0f) | £800/mo | 2 | 0.56 miles | Rightmove |
| [Westland Street, Penkhull, Stoke-On-Trent, ST4](http://87.117.209.195:8080/listings/6ef42a7) | £750/mo | 2 | 0.6 miles | Rightmove |
| [Victoria House, Scholars Court, Penkhull, Stoke on Trent](http://87.117.209.195:8080/listings/e4f5db5) | £825/mo | 2 | 0.62 miles | Rightmove |
| [Princes Road, Hartshill, ST4](http://87.117.209.195:8080/listings/1757133) | £800/mo | 2 | 0.65 miles | Rightmove |
| [Hartshill Road, Stoke-on-trent](http://87.117.209.195:8080/listings/8468ecd) | £750/mo | 2 | 0.71 miles | Rightmove |
| [Boothen Road, Stoke-on-Trent](http://87.117.209.195:8080/listings/062a021) | £785/mo | 2 | 0.72 miles | Rightmove |
| [Cornwallis street, Stoke](http://87.117.209.195:8080/listings/3dff9ad) | £695/mo | 2 | 0.78 miles | Rightmove |
| [Cornwallis Street, Stoke-on-Trent, Staffordshire, ST4](http://87.117.209.195:8080/listings/ae1517e) | £650/mo | 2 | 0.79 miles | Rightmove |
| [Cornwallis Street, Stoke-On-Trent](http://87.117.209.195:8080/listings/6c6c0ea) | £695/mo | 2 | 0.8 miles | Rightmove |
| [Allen Street, Hartshill](http://87.117.209.195:8080/listings/7f56ae7) | £725/mo | 2 | 0.8 miles | Rightmove |
| [Cornwallis Street, Stoke-on-Trent, ST4](http://87.117.209.195:8080/listings/c80065a) | £850/mo | 2 | 0.8 miles | Rightmove |
| [Cumming Street, Hartshill, Stoke On Trent](http://87.117.209.195:8080/listings/f865870) | £725/mo | 2 | 0.83 miles | Rightmove |
| [Fletcher Road, Stoke-On-Trent](http://87.117.209.195:8080/listings/f7b6ff6) | £775/mo | 2 | 0.86 miles | Rightmove |
| [Hunters Way, Stoke-On-Trent](http://87.117.209.195:8080/listings/1bb7798) | £795/mo | 2 | 0.88 miles | Rightmove |

**Average rent: £788/mo (63 listings)**

## 1% Rule

- **Rent ratio:** 205.26% (strong)
- **Max investor price (0.8%):** £97,500
- **Target investor price (1%):** £78,000

*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 £780/mo).*

- **Gross yield:** 2463.2%
- **Monthly cashflow:** £676/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 7355.8%

*Gross yield = annual rent as % of price (no costs). 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:** £5/m²

## Capital growth trend

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

- **5y growth:** 11.2%
- **10y growth:** 11.3%

## House Price Index (HM Land Registry)

*Official index for Stoke-on-Trent; Terraced series; as of March 2026.*

- **1y growth (index):** 1.8%
- **5y growth (index):** 26.4%
- **10y growth (index):** 64.5%

## 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)