# 4 bedroom detached house for sale (ST6 4RZ)

## Property Details

| Key | Value |
|-----|-------|
| Address | 2 WESTPORT LAKE ROAD, STOKE-ON-TRENT, STOKE-ON-TRENT, STOKE-ON-TRENT ST6 4RZ |
| Price | £325,000 |
| Bedrooms | 4 |
| Bathrooms | 2 |
| Construction age | England and Wales: 2003-2006 |
| Floor area | 125 m² |
| Last sold | £184,995 Mar 2005 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 12/07/2036
- **Current heating cost:** £1,149/year
- **Est. upgrade cost to C:** £11,850

### Recommendations
- I (£2,200 - £3,500)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9079-3064-7203-1806-7204)

## Description

Occupying a prime well appointed enviable corner position on the popular Westport View Estate, Priory Property Services are pleased to offer for sale a four bedroom detached family home,  ideally located close to excellent local amenities. This superbly positioned family home boasts a fantastic plot and is definitely a property that should be viewed internally to fully appreciate the plot size and flexible living. Benefiting UPVC double glazing and a gas central heating system the accommodation briefly comprises of:- Entrance Hall with stairs off to first floor  *  Downstairs Cloakroom/W.C.  *  Lounge  *  Separate Dining Room  * Fitted Kitchen/Diner  *  Separate Utility Room  *  First Floor Landing  *  Master Bedroom En Suite Shower Room  *  Three Further Bedrooms  *  Family Bathroom  * Externally tarmac generous driveway to front elevation  * Pleasant Front Garden  *  Integral Garage (currently split to offer a useful study/office area)  *  Attractive Well Established Enclosed Pleasant Private Rear Garden    * Ideally located close to local schools, shops & all other local amenities  *  Easily accessible to the A500 and M6 motorway  *  Internal viewing is highly recommended to appreciate the superb position that this property occupies    

## Property Photos

- ![EXTERNAL](/listings/photos/90921453/1270654) - EXTERNAL
- ![LOUNGE](/listings/photos/90921453/1270655) - LOUNGE
- ![DINING AREA](/listings/photos/90921453/1270656) - DINING AREA
- ![KITCHEN](/listings/photos/90921453/1270657) - KITCHEN
- ![MASTER BEDROOM](/listings/photos/90921453/1270658) - MASTER BEDROOM
- ![EN SUITE SHOWER ROOM](/listings/photos/90921453/1270659) - EN SUITE SHOWER ROOM
- ![REAR GARDEN](/listings/photos/90921453/1270660) - REAR GARDEN
- ![EXTERNAL](/listings/photos/90921453/1270661) - EXTERNAL
- ![EXTERNAL](/listings/photos/90921453/1270662) - EXTERNAL
- ![EXTERNAL](/listings/photos/90921453/1270663) - EXTERNAL
- ![EXTERNAL](/listings/photos/90921453/1270664) - EXTERNAL
- ![ENTRANCE HALLWAY](/listings/photos/90921453/1270665) - ENTRANCE HALLWAY
- ![DOWNSTAIRS CLOAKS/W.C.](/listings/photos/90921453/1270666) - DOWNSTAIRS CLOAKS/W.C.
- ![LOUNGE](/listings/photos/90921453/1270667) - LOUNGE
- ![LOUNGE](/listings/photos/90921453/1270668) - LOUNGE
- ![LOUNGE](/listings/photos/90921453/1270669) - LOUNGE
- ![LOUNGE](/listings/photos/90921453/1270670) - LOUNGE
- ![DINING AREA](/listings/photos/90921453/1270671) - DINING AREA
- ![KITCHEN](/listings/photos/90921453/1270672) - KITCHEN
- ![KITCHEN](/listings/photos/90921453/1270673) - KITCHEN
- ![UTILITY ROOM](/listings/photos/90921453/1270674) - UTILITY ROOM
- ![FIRST FLOOR LANDING](/listings/photos/90921453/1270675) - FIRST FLOOR LANDING
- ![MASTER BEDROOM](/listings/photos/90921453/1270676) - MASTER BEDROOM
- ![MASTER BEDROOM](/listings/photos/90921453/1270677) - MASTER BEDROOM
- ![BEDROOM TWO](/listings/photos/90921453/1270678) - BEDROOM TWO
- ![BEDROOM TWO](/listings/photos/90921453/1270679) - BEDROOM TWO
- ![BEDROOM THREE](/listings/photos/90921453/1270680) - BEDROOM THREE
- ![BEDROOM THREE](/listings/photos/90921453/1270681) - BEDROOM THREE
- ![BEDROOM FOUR](/listings/photos/90921453/1270682) - BEDROOM FOUR
- ![BEDROOM FOUR](/listings/photos/90921453/1270683) - BEDROOM FOUR
- ![FAMILY BATHROOM](/listings/photos/90921453/1270684) - FAMILY BATHROOM
- ![LOCATION](/listings/photos/90921453/1270685) - LOCATION
- ![LOCATION](/listings/photos/90921453/1270686) - LOCATION
- ![LOCATION ](/listings/photos/90921453/1270687) - LOCATION 
- ![VIEW OF THE LOCATION](/listings/photos/90921453/1270688) - VIEW OF THE LOCATION
- ![VIEWS ON THE ESTATE](/listings/photos/90921453/1270689) - VIEWS ON THE ESTATE
- ![LOCATION VIEW](/listings/photos/90921453/1270690) - LOCATION VIEW
- ![FAMILY ROOM OFF THE INTEGRAL GARAGE](/listings/photos/90921453/1270691) - FAMILY ROOM OFF THE INTEGRAL GARAGE
- ![FAMILY ROOM](/listings/photos/90921453/1270692) - FAMILY ROOM
- ![APPROACH TO PROPERTY](/listings/photos/90921453/1270693) - APPROACH TO PROPERTY
- ![SCULPTURE ON APPROACH](/listings/photos/90921453/1270694) - SCULPTURE ON APPROACH
- ![SCULPTURE](/listings/photos/90921453/1270695) - SCULPTURE
- ![REAR GARDEN](/listings/photos/90921453/1270696) - REAR GARDEN
- ![REAR EXTERNAL](/listings/photos/90921453/1270697) - REAR EXTERNAL
- ![REAR EXTERNAL](/listings/photos/90921453/1270698) - REAR EXTERNAL

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 2 WESTPORT LAKE ROAD, STOKE-ON-TRENT, ST6 4RZ | £184,995 | 17/03/2005 | 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 |
|---------|-------|------|------|
| 7 BOTESWORTH GARDENS, STOKE-ON-TRENT, ST6 4SA | £300,000 | 10/12/2025 | Detached |
| 11 BOTESWORTH GARDENS, STOKE-ON-TRENT, ST6 4SA | £280,000 | 31/03/2023 | Detached |
| THE SCHOOL HOUSE BROWNHILLS ROAD, STOKE-ON-TRENT, ST6 4RY | £225,000 | 15/11/2022 | Detached |
| 5 PENNYFIELDS AVENUE, STOKE-ON-TRENT, ST6 4SD | £285,000 | 04/11/2022 | Detached |
| 16 PENNYFIELDS AVENUE, STOKE-ON-TRENT, ST6 4SD | £315,000 | 31/10/2022 | Detached |
| 2 BRERETON PLACE, STOKE-ON-TRENT, ST6 4LQ | £220,000 | 26/08/2022 | Detached |
| 6 PENNYFIELDS AVENUE, STOKE-ON-TRENT, ST6 4SD | £272,000 | 06/12/2021 | Detached |
| 2 BRERETON PLACE, STOKE-ON-TRENT, ST6 4LQ | £154,950 | 13/08/2021 | Detached |

**Area average:** £256,494 (8 sales)

## Price vs local average

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

- **Local average:** £253,765 (32 Detached, ST6, 2024–2026)
- **Deviation:** +28.1%

## 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):** £798/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 |
|------|------|------|------|------|
| [Scott Lidgett Road, Stoke-On-Trent, ST6](http://87.117.209.195:8080/listings/c721da8) | £498/mo | 4 | 0.48 miles | Rightmove |
| [High Street, Tunstall](http://87.117.209.195:8080/listings/e335dc3) | £550/mo | — | 0.5 miles | Rightmove |
| [The Boulevard, Stoke-on-Trent, ST6](http://87.117.209.195:8080/listings/23de26c) | £595/mo | — | 0.74 miles | Rightmove |
| [Lingard Street, Burslem, Stoke-on-Trent, ST6](http://87.117.209.195:8080/listings/a888413) | £750/mo | — | 0.96 miles | Rightmove |
| [Minster Street, Stoke-On-Trent](http://87.117.209.195:8080/listings/6cd1889) | £700/mo | — | 1.06 miles | Rightmove |

**Average rent: £619/mo (5 listings)**

## 1% Rule

- **Rent ratio:** 0.18% (weak for cashflow)
- **Max investor price (0.8%):** £74,375
- **Target investor price (1%):** £59,500

*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 £595/mo).*

- **Gross yield:** 2.2%
- **Cost-to-rent:** 45.5×
- **Monthly cashflow:** £-769/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -9.8%

*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:** £2,600/m²

## Capital growth trend

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

- **5y growth:** 14.6%
- **10y growth:** 42.2%

## House Price Index (HM Land Registry)

*Official index for Stoke-on-Trent; Detached series; as of April 2026.*

- **1y growth (index):** 4.3%
- **5y growth (index):** 23.9%
- **10y growth (index):** 57%

## 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)