# 2 bedroom semi-detached house for sale (ST2 7LZ)

## Property Details

| Key | Value |
|-----|-------|
| Address | HILLSIDE VIEW, LEYS LANE, STOKE-ON-TRENT, STOKE-ON-TRENT ST2 7LZ |
| Price | £159,950 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Construction age | England and Wales: before 1900 |
| Floor area | 60 m² |
| Last sold | £26,000 Aug 1999 |

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** B
- **Expiry date:** 29/09/2026
- **Current heating cost:** £1,094/year

### Recommendations
- B (1,500)
- Q (14,000)
- W2 (6,000)
- E (10)
- G (450)
- I (3,000)
- T2 (900)
- N (6,000)
- U (8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0843-2870-7710-9376-4515)

## Description

This is a country cottage delight!!! Sweeter than a sugar cube, this 'cute as a chocolate button' cottage could be the perfect project for someone looking to downsize and live amongst countryside. This fantastic country retreat is ripe for your renovation and comes with TWO BEDROOMS and TWO RECEPTION ROOMS, plus kitchen and family bathroom. Gardens, off-road parking, and a 'country lane' location. Let this 'confectionary' cottage show you what a treat it is, and come along and take a look around!

## Property Photos

- ![Photo 7](/listings/photos/62189555/1154783) - Photo 7
- ![Photo 1](/listings/photos/62189555/1154784) - Photo 1
- ![Photo 2](/listings/photos/62189555/1154785) - Photo 2
- ![Photo 3](/listings/photos/62189555/1154786) - Photo 3
- ![Photo 4](/listings/photos/62189555/1154787) - Photo 4
- ![Photo 5](/listings/photos/62189555/1154788) - Photo 5
- ![Photo 6](/listings/photos/62189555/1154789) - Photo 6

## Floorplans

- ![Floorplan 1](/listings/photos/62189555/1154790) - Floorplan 1

## EPC Graphs

- ![Energy Perform...](/listings/photos/62189555/1154791) - Energy Perform...

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| HILLSIDE VIEW LEYS LANE, STOKE-ON-TRENT, ST2 7LZ | £26,000 | 20/08/1999 | 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 |
|---------|-------|------|------|
| [Same street] SHADY GROVE LEYS LANE, STOKE-ON-TRENT, ST2 7LZ | £448,500 | 20/10/2023 | Detached |
| [Same street] SHADY GROVE LEYS LANE, STOKE-ON-TRENT, ST2 7LZ | £1,000 | 20/10/2023 | Other |
| 18 BROOKFIELD ROAD, STOKE-ON-TRENT, ST2 7LQ | £175,000 | 14/08/2023 | Semi-detached |
| 44 BADDELEY HALL ROAD, STOKE-ON-TRENT, ST2 7LB | £145,000 | 14/08/2023 | Semi-detached |
| 28 GREENSIDE AVENUE, STOCKTON BROOK, STOKE-ON-TRENT, ST9 9PQ | £185,000 | 28/07/2023 | Semi-detached |
| 5 BROOKFIELD ROAD, STOKE-ON-TRENT, ST2 7LQ | £112,000 | 21/07/2023 | Semi-detached |
| 19 CRESTWAY ROAD, STOKE-ON-TRENT, ST2 7LD | £110,000 | 23/06/2023 | Semi-detached |
| 15 QUARRY CLOSE, STOCKTON BROOK, STOKE-ON-TRENT, ST9 9PH | £192,500 | 24/02/2023 | Semi-detached |
| 86 BADDELEY HALL ROAD, STOKE-ON-TRENT, ST2 7LE | £153,350 | 06/01/2023 | Semi-detached |
| 4 BROOKFIELD ROAD, STOKE-ON-TRENT, ST2 7LQ | £140,000 | 07/12/2022 | Semi-detached |
| 17 BROOKFIELD ROAD, STOKE-ON-TRENT, ST2 7LQ | £135,000 | 02/12/2022 | Semi-detached |
| 19 GREENSIDE AVENUE, STOCKTON BROOK, STOKE-ON-TRENT, ST9 9PQ | £175,500 | 07/10/2022 | Semi-detached |
| 7 HILLSIDE CLOSE, STOKE-ON-TRENT, ST2 7LG | £125,000 | 24/06/2022 | Semi-detached |
| 36 BADDELEY HALL ROAD, STOKE-ON-TRENT, ST2 7JZ | £125,000 | 31/05/2022 | Semi-detached |
| 14 BADDELEY HALL ROAD, STOKE-ON-TRENT, ST2 7JZ | £185,000 | 24/05/2022 | Semi-detached |
| 7 QUARRY CLOSE, STOCKTON BROOK, STOKE-ON-TRENT, ST9 9PH | £195,000 | 29/04/2022 | Semi-detached |
| 8 BADDELEY HALL ROAD, STOKE-ON-TRENT, ST2 7JZ | £165,000 | 16/02/2022 | Semi-detached |
| 11 HILLSIDE ROAD, STOKE-ON-TRENT, ST2 7LF | £165,000 | 02/12/2021 | Semi-detached |
| 7 BROOKFIELD ROAD, STOKE-ON-TRENT, ST2 7LQ | £151,000 | 23/11/2021 | Semi-detached |
| 14 CRESTWAY ROAD, STOKE-ON-TRENT, ST2 7LD | £70,000 | 22/10/2021 | Semi-detached |
| 79 BADDELEY HALL ROAD, STOKE-ON-TRENT, ST2 7LE | £165,000 | 26/08/2021 | Semi-detached |

**Street average:** £224,750 (2 sales)
**Area average:** £151,018 (19 sales)

## Price vs local average

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

- **Local average:** £167,351 (58 Semi-detached, ST2, 2024–2026)
- **Deviation:** -4.4%

## Rental Range

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

- **Low:** £636/mo
- **Realistic:** £707/mo
- **Optimistic:** £778/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, Lockwood Street, ST2 | £700/mo | 2 | 0.39 miles | OpenRent |
| 2 Bed Terraced House, Felsted Street, ST2 | £750/mo | 2 | 0.43 miles | OpenRent |
| 2 Bed Semi-Detached House, Clive Avenue, ST2 | £850/mo | 2 | 0.49 miles | OpenRent |
| 2 Bed Flat, Doulton Court, ST2 | £650/mo | 2 | 0.55 miles | OpenRent |
| 2 Bed Bungalow, Maybury Way, ST2 | £995/mo | 2 | 0.75 miles | OpenRent |
| 2 Bed Bungalow, Fielden Close, ST6 | £875/mo | 2 | 1.17 miles | OpenRent |
| 2 Bed Terraced House, Newford Crescent, ST2 | £750/mo | 2 | 1.19 miles | OpenRent |
| [Abbey Lane, Stoke-On-Trent](http://87.117.209.195:8080/listings/fbe5ac5) | £775/mo | 2 | 2.1 miles | Rightmove |
| [Pennell Street, Stoke-on-trent](http://87.117.209.195:8080/listings/268364b) | £745/mo | 2 | 2.26 miles | Rightmove |
| [Brundall Oval, Stoke-On-Trent, ST2](http://87.117.209.195:8080/listings/9b8e937) | £875/mo | 2 | 2.85 miles | Rightmove |

**Average rent: £797/mo (10 listings)**

## 1% Rule

- **Rent ratio:** 0.48% (weak for cashflow)
- **Max investor price (0.8%):** £95,375
- **Target investor price (1%):** £76,300

*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 £763/mo).*

- **Gross yield:** 5.7%
- **Cost-to-rent:** 17.5×
- **Monthly cashflow:** £32/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 0.8%

*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:** £2,666/m²

## Capital growth trend

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

- **5y growth:** 35.3%
- **10y growth:** 88.3%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 5.1%
- **5y growth (index):** 26.5%
- **10y growth (index):** 62.8%

## 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)