# Land for sale (ST6 3HJ)

## Property Details

| Key | Value |
|-----|-------|
| Address | Waterloo Road, Army Reserves Centre Waterloo Road, ST6, ST6 3HJ |
| Price | £1,000,000 |

## Description

Welcome to Stonor Street in Cobridge, Stoke-on-Trent, where an exciting opportunity awaits for property developers and investors. This land residential for sale offers planning permission granted in May 2025 for a housing development of 53 units on a former army reserve site. The development includes 53 units, comprising of 14 three-bedroom houses and 39 flats. 

The site is situated in a sought-after area of Stoke-on-Trent, with easy access to local amenities, schools, and transport links. The surrounding area is undergoing regeneration, making it an attractive prospect for potential buyers. The development has been carefully designed to maximise space and create a vibrant community atmosphere.

The houses are spacious and modern, with high-quality finishes and fixtures throughout. Each property benefits from a private garden and off-street parking. The flats are stylish and contemporary, perfect for young professionals or couples looking for a convenient city living experience.

Stoke-on-Trent is a vibrant city with a rich industrial heritage and plenty to offer residents and visitors alike. The city is home to a range of cultural attractions, including the Potteries Museum & Art Gallery, which showcases the history of the local ceramics industry.

For those who enjoy outdoor activities, Stoke-on-Trent is surrounded by beautiful countryside, including the Peak District National Park. The city is also well-connected to major cities such as Manchester and Birmingham, making it an ideal base for commuters.

In terms of amenities, Stoke-on-Trent has a wide range of shops, restaurants, and leisure facilities to suit all tastes. The city centre is home to a variety of independent boutiques and high-street stores, as well as a bustling market selling fresh produce and artisan goods.

Overall, this land residential for sale in Stoke-on-Trent presents a unique opportunity to invest in a thriving community with excellent potential for growth. With planning permission already in place for a housing development, this is a rare chance to secure a prime piece of real estate in a desirable location. Don't miss out on this fantastic opportunity to be part of the exciting future of Stoke-on-Trent. Contact us today to arrange a viewing and discuss your options.

## Property Photos

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## Floorplans

- ![Floor/Site plan 1](/listings/photos/89306025/615844) - Floor/Site plan 1

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 216 WATERLOO ROAD, STOKE-ON-TRENT, ST6 3HQ | £155,000 | 23/09/2022 | Other |
| WATERLOO ROAD GARAGE AND TYRES, 280 WATERLOO ROAD, STOKE-ON-TRENT, ST6 3HL | £120,000 | 27/05/2022 | Other |

**Area average:** £137,500 (2 sales)

## Price vs local average

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

- **Local average:** £371,206 (14 Other, ST6, 2024–2026)
- **Deviation:** +169.4%

## 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).*

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| [Bowlers Close, Festival Heights, Stoke-on-Trent, ST6](http://87.117.209.195:8080/listings/610165e) | £800/mo | 2 | 0.24 miles | Rightmove |
| [Hillary Street, Stoke-on-trent](http://87.117.209.195:8080/listings/244954c) | £850/mo | 3 | 0.29 miles | Rightmove |
| [Festival Close, Stoke-on-Trent, Staffordshire, ST6](http://87.117.209.195:8080/listings/d715509) | £995/mo | 3 | 0.29 miles | Rightmove |
| [Crystal Street, Cobridge](http://87.117.209.195:8080/listings/cb5711a) | £995/mo | 3 | 0.34 miles | Rightmove |
| [Crystal Street, Cobridge](http://87.117.209.195:8080/listings/88baf0a) | £995/mo | 3 | 0.34 miles | Rightmove |
| [Fraser Street, Stoke-On-Trent, Staffordshire, ST6](http://87.117.209.195:8080/listings/6f2b6aa) | £840/mo | 3 | 0.35 miles | Rightmove |
| [Lindley Street, Stoke-On-Trent](http://87.117.209.195:8080/listings/db9c696) | £650/mo | 2 | 0.39 miles | Rightmove |
| [Kingsware Road, Stoke On Trent](http://87.117.209.195:8080/listings/7d96f84) | £825/mo | 1 | 0.47 miles | Rightmove |
| [Kingsware Road, Burslem](http://87.117.209.195:8080/listings/bcd6a01) | £850/mo | 1 | 0.47 miles | Rightmove |
| [Sneyd Street, Sneyd Green](http://87.117.209.195:8080/listings/76aa338) | £895/mo | 2 | 0.48 miles | Rightmove |
| [Forest edge Sneyd Street, Stoke-On-Trent](http://87.117.209.195:8080/listings/eb1a5e2) | £850/mo | 2 | 0.48 miles | Rightmove |
| [Nile Street, Burslem, Stoke-On-Trent, ST6](http://87.117.209.195:8080/listings/c3d73b8) | £950/mo | 2 | 0.5 miles | Rightmove |
| [Moorland Road, Burslem, Stoke-on-Trent](http://87.117.209.195:8080/listings/602fa94) | £715/mo | 2 | 0.58 miles | Rightmove |
| [Lingard Street, Burslem, Stoke-on-Trent, ST6](http://87.117.209.195:8080/listings/a888413) | £750/mo | — | 0.58 miles | Rightmove |
| [Tudor Court, Sunnybank, Stoke-on-Trent](http://87.117.209.195:8080/listings/6cc8acc) | £700/mo | 2 | 0.62 miles | Rightmove |
| [Windsor Court, Canal Court](http://87.117.209.195:8080/listings/704a1c4) | £700/mo | 2 | 0.65 miles | Rightmove |
| [Westport Road, Stoke-On-Trent, ST6](http://87.117.209.195:8080/listings/50cd874) | £625/mo | 1 | 0.66 miles | Rightmove |
| [Newcastle Street, Stoke-on-Trent, Staffordshire, ST6](http://87.117.209.195:8080/listings/642d2e7) | £750/mo | 1 | 0.73 miles | Rightmove |
| [25 Morton Street](http://87.117.209.195:8080/listings/6a7884e) | £700/mo | 2 | 0.74 miles | Rightmove |
| [Burgess Street, ST6](http://87.117.209.195:8080/listings/8e9f6a6) | £795/mo | 2 | 0.77 miles | Rightmove |

**Average rent: £750/mo (49 listings)**

## 1% Rule

- **Rent ratio:** 0.08% (weak for cashflow)
- **Max investor price (0.8%):** £101,625
- **Target investor price (1%):** £81,300

*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 £813/mo).*

- **Gross yield:** 1%
- **Cost-to-rent:** 102.6×
- **Monthly cashflow:** £-3,231/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -13.4%

*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).*

## Capital growth trend

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

- **5y growth:** -30.3%
- **10y growth:** 252.5%

## House Price Index (HM Land Registry)

*Official index for Stoke-on-Trent; All dwelling types series; as of March 2026.*

- **1y growth (index):** 1.6%
- **5y growth (index):** 25.3%
- **10y growth (index):** 61.8%

## 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)