# 2 bedroom barn conversion for sale (ST21 6ET) ## Property Details | Key | Value | |-----|-------| | Address | MILLERS COTTAGE, STAFFORD, BISHOPS OFFLEY, STAFFORDSHIRE ST21 6ET | | Price | £300,000 | | Bedrooms | 2 | | Bathrooms | 1 | | Council tax | D | | Construction age | England and Wales: 1996-2002 | | Floor area | 78 m² | | Last sold | £192,500 Feb 2004 | ## EPC Rating & Upgrade Cost - **Current rating:** E - **Potential rating:** D - **Expiry date:** 22/02/2036 - **Current heating cost:** £1,078/year - **Est. upgrade cost to C:** £11,250 ### Recommendations - T2 (£900 - £1,500) - Y (£600 - £1,500) - U (£8,000 - £10,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2799-1890-1277-1164-1901) ## Description **BRIEF** **DESCRIPTION** **** An exceptionally charming Semi-Detached Barn Conversion, situated within an idyllic rural hamlet yet offering easy access to both Newport and Eccleshall. This beautiful home has been lovingly maintained and thoughtfully improved by the current owners, providing characterful and well-balanced accommodation - ideal for a smaller family or those seeking a peaceful countryside retreat. The accommodation comprises an Entrance Hall with Cloakroom/WC, leading to a particularly well-designed Kitchen fitted with premium Siemens appliances including ovens, microwave, hob, integrated fridge freezer, dishwasher and washing machine. There is a delightful Dining/Sitting Room featuring a log-burning stove, creating a warm and inviting heart to the home, along with a spacious Lounge/Conservatory enhanced by a solid warm roof, making it a comfortable year-round living space. To the first floor are Two attractive Bedrooms, both enjoying high ceilings and exposed timbers, served by a well-appointed Shower Room. Externally, the property is complemented by lovely Front Gardens, a good-sized Garage, and ample Off-Road Parking. In addition, there is a further Garden Area enjoying superb Open Views, perfect for relaxing or entertaining. The property also benefits from LPG central heating. Overall, a truly delightful Barn Conversion combining charm, comfort and a desirable rural setting.   **LOCATION** **** **** The property is located in the sought after hamlet of Bishops Offley on the Shropshire / Staffordshire border. It's approximately 3.7 miles from Eccleshall and 9 miles from Newport, a busy market town. A wider range of shops and amenities can be found in Stafford (11 miles) and Newcastle-under-Lyme (16 miles). The location is ideal for commuters as there is good access to the M6 and there are excellent links from Stafford Station to Manchester, Birmingham, Liverpool and London.  **ACCOMMODATION** **** ****   **** **** Composite stable front door with glazed panel leading to:   **ENTRANCE** **HALL** **** **10' 4" x 4' 10" (3.15m x 1.47m)** With attractive ceramic tiled floor, radiator, built in book shelving, coat hooks, beams to ceiling and door to:   **GROUND** **FLOOR** **W.C.** **** **** With wash hand basin, low level W.C., radiator, ceramic tiled floor and storage area.   **KITCHEN** **** **12' 0" x 8' 5" (3.66m x 2.57m)** With contemporary sink unit with single drainer one and a half sink and mixer hot and cold water, base cupboards below, integral Bosch washing machine, slimline dishwasher, Siemens double oven and grill and Siemens integral microwave oven, Siemens induction hob unit with Siemens extractor hood over, good range of base cupboards and drawers with work surfaces over, built in fridge freezer, pull out larder store, wine storage, Vaillant wall mounted gas combi central heating boiler, inset spotlights and ceramic tiled floor.   **** **** From the Hallway access to:   **DINING/SITTING** **ROOM** **** **11' 10" x 13' 4" (3.61m x 4.06m)** With varnished wood floor, cast iron log burning stove, beams to ceiling, inset spotlights, radiator, windows with deep sills and double doors with glazed panels through to:   **SITTING** **ROOM/CONSERVATORY** **** **14' 1" x 10' 3" (4.29m x 3.12m)** With insulated solid roof, glazed upper elevations and double French doors leading back to garden and a varnished wood floor and contemporary radiator.   **** **** Stairs rise from Hallway to:   **FIRST** **FLOOR** **LANDING** **** **** With high ceiling with exposed timbers to landing, built in storage over stairs, mezzanine storage area and a built in cupboard with shelving and door to:   **L-SHAPED** **BEDROOM** **ONE** **** **12' 9" x 10' 1" (3.89m x 3.07m)** With a range of built in wardrobes with overhead storage, high ceiling with exposed timbers to ceiling, two windows, window seat, contemporary radiator. Door to:   **SHOWER** **ROOM** **** **** With corner shower cubicle with curved glazed doors and mains shower unit, vanity wash hand basin with drawers below, low level W.C., heated towel rail radiator, extractor fan and tile effect flooring.   **BEDROOM** **TWO** **** **12' 0" x 5' 10" (3.66m x 1.78m)** With radiator, range of built in wardrobes, high ceiling with exposed timbers and roof trusses and windows on two sides.   **EXTERNALLY** **** **** From the rear main entrance of the property there are enclosed gardens with a brick paviour patio, retaining brick wall with blue brick edging and steps lead up to the main lawned gardens with cultivated borders, panel fencing and part walled garden. To the side of the property there is a pathway, storage area and timber garden shed, outside lighting, rockery and access is gained over a hardcore driveway with access to parking area via a set of twin five bar gates and then a gravelled driveway and parking area to the fore of the garden.   **SINGLE** **GARAGE** **** **15' 3" x 9' 10" (4.65m x 3m)** The garage is one single garage and the attached garage belongs to the adjoining property Millers Barn. With electric light and power, eaves storage.   **** **** To the side of the garage there is a shared store area for bins and for the LPG gas cylinders, further shared parking area between Millers Cottage and Millers Barn and an ornate gate leads to a rear garden which is shared with Millers Barn with a lawned area, greenhouse and views over the surrounding countryside.  **TO** **VIEW** **THIS** **PROPERTY** **** **** To view this property, please contact our Newport Office, 30 High Street, Newport, TF10 7AQ or call us on . Email:   **DIRECTIONS** **** **** From our office in the High Street, turn right at the mini roundabout onto Stafford Street, go through the next roundabout and at large roundabout take the 1st exit onto Newport Bypass/A41. At the next roundabout, take the 3rd exit onto A519 and continue for 0.5 miles turn left onto Shay Lane and continue for 4.2 miles, continue onto Main Road for 1.4 miles then turn right on Doley Road where the property will be located on the right hand side.   **SERVICES** **** **** We are advised that the property has mains electricity, water and septic tank drainage together with LPG central heating are available. Barbers have not tested any apparatus, equipment, fittings etc or services to this property, so cannot confirm that they are in working order or fit for purpose. A buyer is recommended to obtain confirmation from their Surveyor or Solicitor. For broadband and mobile supply and coverage buyers are advised to visit the Ofcom mobile and broadband checker website.   **LOCAL** **AUTHORITY** **** **** Stafford Borough Council, Riverside, Civic Centre, Stafford ST16 3AQ  **EPC** **RATING** **-** **E-49** **** **** The full energy performance certificate (EPC) is available for this property upon request.  **PROPERTY** **INFORMATION** **** **** We believe this information to be accurate, but it cannot be guaranteed. The fixtures, fittings, appliances and mains services have not been tested. If there is any point which is of particular importance please obtain professional confirmation. All measurements quoted are approximate. These particulars do not constitute a contract or part of a contract.  **AML** **REGULATIONS** **** **** We are required by law to conduct anti-money laundering checks on all those buying a property. Whilst we retain responsibility for ensuring checks and any ongoing monitoring are carried out correctly, the initial checks are carried out on our behalf by Movebutler who will contact you once you have had an offer accepted on a property you wish to buy. The cost of these checks is £30 (incl. VAT) per buyer, which covers the cost of obtaining relevant data and any manual checks and monitoring which might be required. This fee will need to be paid by you in advance, ahead of us issuing a memorandum of sale, directly to Movebutler, and is non-refundable.  **TENURE** **** **** We are advised that the property is Freehold and this will be confirmed by the Vendors Solicitor during the Pre- Contract Enquiries. Vacant possession upon completion.  **METHOD** **OF** **SALE** **** **** For Sale by Private Treaty.  **NE40114** ****   ## Property Photos - ![Rear of Property](/listings/photos/174727661/135112) - Rear of Property - ![Archway ](/listings/photos/174727661/135115) - Archway - ![Countryside Views...](/listings/photos/174727661/135117) - Countryside Views... - ![Kitchen ](/listings/photos/174727661/135119) - Kitchen - ![Kitchen ](/listings/photos/174727661/135121) - Kitchen - ![Dining Room ](/listings/photos/174727661/135124) - Dining Room - ![Dining Room ](/listings/photos/174727661/135126) - Dining Room - ![Conservatory ](/listings/photos/174727661/135136) - Conservatory - ![Dining Room](/listings/photos/174727661/135139) - Dining Room - ![Dining Room throu...](/listings/photos/174727661/135142) - Dining Room throu... - ![Entrance Hall ](/listings/photos/174727661/135145) - Entrance Hall - ![Conservatory ](/listings/photos/174727661/135148) - Conservatory - ![Landing ](/listings/photos/174727661/135151) - Landing - ![Bedroom One ](/listings/photos/174727661/135155) - Bedroom One - ![Bedroom One](/listings/photos/174727661/135158) - Bedroom One - ![Bedroom One ](/listings/photos/174727661/135163) - Bedroom One - ![Window Seat to Be...](/listings/photos/174727661/135165) - Window Seat to Be... - ![Views Over Garden...](/listings/photos/174727661/135169) - Views Over Garden... - ![Bedroom Two ](/listings/photos/174727661/135173) - Bedroom Two - ![Shower Room](/listings/photos/174727661/135178) - Shower Room - ![Front of Property...](/listings/photos/174727661/135181) - Front of Property... - ![Garage ](/listings/photos/174727661/135184) - Garage - ![Garden ](/listings/photos/174727661/135188) - Garden - ![Gate ](/listings/photos/174727661/135191) - Gate - ![Greenhouse ](/listings/photos/174727661/135194) - Greenhouse - ![Parking ](/listings/photos/174727661/135198) - Parking - ![Rear Aspect ](/listings/photos/174727661/135201) - Rear Aspect - ![Rear Garden ](/listings/photos/174727661/135205) - Rear Garden - ![Kitchen 1 ](/listings/photos/174727661/577972) - Kitchen 1 - ![Kitchen 2 ](/listings/photos/174727661/577973) - Kitchen 2 ## Floorplans - ![Millers Cottage, ...](/listings/photos/174727661/135210) - Millers Cottage, ... ## EPC Graphs - ![EPC Front Page](/listings/photos/174727661/135214) - EPC Front Page ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | MILLERS COTTAGE, BISHOPS OFFLEY, STAFFORD, STAFFORDSHIRE, ST21 6ET | £192,500 | 19/02/2004 | Semi-detached | | MILLERS COTTAGE, BISHOPS OFFLEY, STAFFORD, STAFFORDSHIRE, ST21 6ET | £92,500 | 26/11/1999 | Semi-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 | |---------|-------|------|------| | THE MISSION, BISHOPS OFFLEY, STAFFORD, STAFFORDSHIRE, ST21 6ET | £85,000 | 22/12/2022 | Other | **Area average:** £85,000 (1 sale) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £771,667 (3 Other, ST21, 2024–2026) - **Deviation:** -61.1% ## Rental Range *ONS Price Index of Private Rents (Stafford). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £799/mo - **Realistic:** £888/mo - **Optimistic:** £977/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 | 4.86 miles | Rightmove | **Average rent: £725/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.24% (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:** 2.9% - **Cost-to-rent:** 34.5× - **Monthly cashflow:** £-554/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -7.6% *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:** £3,846/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 67.9% ## House Price Index (HM Land Registry) *Official index for Stafford; All dwelling types series; as of March 2026.* - **1y growth (index):** 2.9% - **5y growth (index):** 25.2% - **10y growth (index):** 51.8% ## 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)