# 3 bedroom detached house for sale (ST8 7RS) ## Property Details | Key | Value | |-----|-------| | Address | ROCKSIDE, HURST BANK, STOKE-ON-TRENT, BIDDULPH, STAFFORDSHIRE ST8 7RS | | Price | £800,000 | | Bedrooms | 3 | | Bathrooms | 3 | | Council tax | E | | Construction age | England and Wales: 1900-1929 | | Floor area | 163 m² | | Last sold | £280,000 Feb 2003 | ## EPC Rating & Upgrade Cost - **Current rating:** E - **Potential rating:** D - **Expiry date:** 14/04/2036 - **Current heating cost:** £2,842/year - **Est. upgrade cost to C:** £16,750 ### Recommendations - Q (£7,500 - £11,000) - W2 (£5,000 - £10,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0310-2715-1640-2296-0145) ## Description Take a few moments to admire this exquisite double fronted stone cottage. It's brimming with fabulous memories, from toboggan runs and 'slip n slides', to romantic meals as the sun sets - this is a one of a kind that we've fallen in love with at Reeds Rains. Rockside occupies a unique location near the meeting point of Cheshire and Staffordshire. It stands within extensive grounds that extend to a little over one acre or thereabouts, and boasts captivating views of Troughstones, across Congleton toward Manchester. The gardens are majestic with a composite deck and numerous strategically placed patios providing breath-taking vantage points - bird song is typically the only distraction. This is not your traditional stone cottage. It is refreshingly spacious, with really good ceiling heights, successfully blending a beautiful combination of traditional characteristics with modern styling. The salubrious rooms are light and bright - literally all of the principle spaces benefit from either dual or multi aspect windows. The accommodation features three reception areas including an open plan kitchen diner, and master suite. You just don't find that in many 'typical' stone buildings. The matching stone detached, double garage provides independent access to a first floor room with adjoining shower and connections for a kitchenette. This could easily be utilised as an annexe or even an 'Airbnb'. The grid exporting solar panels should provide a strong investment. They do not power the home's electric load but instead export back to the grid for credit (we understand that this is transferable to any new buyer but please make the necessary checks). It is located amongst the Staffordshire countryside, close to the Cheshire border, near to 'Biddulph Grange Gardens' and it's country park. Biddulph has become known as the 'Garden Town of Staffordshire' and is awash with colour from Spring right through to Autumn, regularly competing in the 'RHS Heart of England in Bloom' competition. Amenities are strong, with a town centre which has seen considerable investment and is now home to two large supermarkets and chain shops. The beautiful market town of Congleton and its nearby railway station is also readily accessible, as are Leek and the Potteries. Available to purchase with no onward chain and perfectly suited to those hopefully seeking a smooth and swift purchase. Closer inspections are highly recommended. Why not start by taking a moment to admire our immersive, interactive virtual tour. **IMPORTANT NOTE TO POTENTIAL PURCHASERS & TENANTS:** We endeavour to make our particulars accurate and reliable, however, they do not constitute or form part of an offer or any contract and none is to be relied upon as statements of representation or fact. The services, systems and appliances listed in this specification have not been tested by us and no guarantee as to their operating ability or efficiency is given. All photographs and measurements have been taken as a guide only and are not precise. Floor plans where included are not to scale and accuracy is not guaranteed. If you require clarification or further information on any points, please contact us, especially if you are traveling some distance to view. POTENTIAL PURCHASERS: Fixtures and fittings other than those mentioned are to be agreed with the seller. POTENTIAL TENANTS: All properties are available for a minimum length of time, with the exception of short term accommodation. Please contact the branch for details. A security deposit of at least one month’s rent is required. Rent is to be paid one month in advance. It is the tenant’s responsibility to insure any personal possessions. Payment of all utilities including water rates or metered supply and Council Tax is the responsibility of the tenant in most cases. 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Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | ROCKSIDE HURST BANK, BIDDULPH, STOKE-ON-TRENT, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST8 7RS | £280,000 | 07/02/2003 | Detached | | ROCKSIDE HURST BANK, BIDDULPH, STOKE-ON-TRENT, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST8 7RS | £139,000 | 23/10/1997 | 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 | |---------|-------|------|------| | LOWER HEATH HAYES TROUGHSTONES, BIDDULPH, STOKE-ON-TRENT, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST8 7RT | £765,000 | 25/05/2023 | Detached | **Area average:** £765,000 (1 sale) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £291,718 (41 Detached, ST8, 2024–2026) - **Deviation:** +174.2% ## Rental Range *ONS Price Index of Private Rents (Staffordshire Moorlands). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £645/mo - **Realistic:** £717/mo - **Optimistic:** £789/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for East Cheshire (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £992/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 | |------|------|------|------|------| | [Well Street, Biddulph, Stoke-On-Trent, ST8](http://87.117.209.195:8080/listings/bd732ba) | £1,075/mo | 3 | 1.53 miles | Rightmove | **Average rent: £1,075/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.13% (weak for cashflow) - **Max investor price (0.8%):** £134,375 - **Target investor price (1%):** £107,500 *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 £1,075/mo).* - **Gross yield:** 1.6% - **Cost-to-rent:** 62× - **Monthly cashflow:** £-2,208/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -11.4% *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:** £4,908/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 14% - **10y growth:** 36.5% ## House Price Index (HM Land Registry) *Official index for Staffordshire Moorlands; Detached series; as of March 2026.* - **1y growth (index):** 2.2% - **5y growth (index):** 16.9% - **10y growth (index):** 52.9% ## 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)