# 3 bedroom detached house for sale (ST2 7LR) ## Property Details | Key | Value | |-----|-------| | Address | ROSE COTTAGE, SPOUT LANE, STOKE-ON-TRENT, LIGHT OAKS, STOKE-ON-TRENT ST2 7LR | | Price | £880,000 | | Bedrooms | 3 | | Bathrooms | 2 | | Construction age | England and Wales: before 1900 | | Floor area | 160 m² | | Last sold | £199,000 Jun 2002 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** C - **Expiry date:** 14/12/2035 - **Current heating cost:** £2,067/year - **Est. upgrade cost to C:** £27,185 ### Recommendations - B (£900 - £1,500) - Q (£7,500 - £11,000) - W2 (£5,000 - £10,000) - G (£220 - £250) - U (£8,000 - £10,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/6235-0522-4509-0985-7296) ## Description Set against a stunning mature wooded backdrop and enjoying far-reaching panoramic views, Rose Cottage is an exceptional country residence offering an enviable blend of luxury, privacy and rural charm. Beautifully positioned above an exclusive lane within a delightful countryside hamlet, this truly special home provides the perfect balance of peaceful country living whilst remaining conveniently close to local amenities, charming country pubs and excellent commuter links. Immaculately presented throughout, the main residence has been thoughtfully designed to maximise both comfort and the breathtaking surrounding views. The spacious and elegant accommodation includes an impressive country kitchen, superb fireside lounge and expansive living spaces enhanced by striking bi-fold glazing that floods the home with natural light. There are three generous double bedrooms, all complemented by two luxurious bathrooms finished to an exceptional standard. Externally, impressive landscaped gardens surround the home on all sides, creating a series of fabulous terraces and patio areas ideal for entertaining or simply relaxing whilst taking in the magnificent scenery. Two large gated driveways provide extensive parking for numerous vehicles, alongside a detached double garage. A further standout feature is the high-quality timber outbuilding, professionally constructed and finished to an impeccable standard. Offering superb versatility, it would make an ideal annex, home office, studio or leisure space depending on individual requirements. Homes of this calibre and setting are an increasingly rare find, and Rose Cottage represents a unique opportunity to acquire a beautifully appointed countryside home in an outstanding location. Early viewing is highly recommended to fully appreciate everything this remarkable property has to offer. ADDITIONAL INFORMATION: Council Tax Band: F Local Authority: Stoke-on-trent LEGAL DISCLAIMER: These particulars, whilst believed to be accurate are set out as a general guideline and do not constitute any part of an offer or contract. Intending Purchasers should not rely on them as statements of representation of fact, but must satisfy themselves by inspection or otherwise as to their accuracy. Please note that we have not tested any apparatus, equipment, fixtures, fittings or services including heating and so cannot verify they are in working order or fit for their purpose. Furthermore, Solicitors should confirm moveable items described in the sales particulars and, in fact, included in the sale since circumstances do change during the marketing or negotiations. Although we try to ensure accuracy, if measurements are used in this listing, they may be approximate. Therefore if intending Purchasers need accurate measurements to order carpeting or to ensure existing furniture will fit, they should take such measurements themselves. Photographs are reproduced general information and it must not be inferred that any item is included for sale with the property. TENURE To be confirmed by the Vendor’s Solicitors POSSESSION Vacant possession upon completion VIEWING Viewing strictly by appointment through The Express Estate Agency ## Property Photos - ![Photo](/listings/photos/88941480/553087) - ![Photo](/listings/photos/88941480/553088) - ![Photo](/listings/photos/88941480/553089) - ![Photo](/listings/photos/88941480/553090) - ![Photo](/listings/photos/88941480/553091) - ![Photo](/listings/photos/88941480/553092) - ![Photo](/listings/photos/88941480/553093) - ![Photo](/listings/photos/88941480/553094) - ![Photo](/listings/photos/88941480/553095) - ![Photo](/listings/photos/88941480/553096) - ![Photo](/listings/photos/88941480/553097) - ![Photo](/listings/photos/88941480/553098) - ![Photo](/listings/photos/88941480/553099) - ![Photo](/listings/photos/88941480/553100) - ![Photo](/listings/photos/88941480/553101) - ![Photo](/listings/photos/88941480/553102) - ![Photo](/listings/photos/88941480/553103) - ![Photo](/listings/photos/88941480/553104) - ![Photo](/listings/photos/88941480/553105) - ![Photo](/listings/photos/88941480/553106) - ![Photo](/listings/photos/88941480/553107) - ![Photo](/listings/photos/88941480/553108) - ![Photo](/listings/photos/88941480/553109) - ![Photo](/listings/photos/88941480/553110) - ![Photo](/listings/photos/88941480/553111) - ![Photo](/listings/photos/88941480/553112) - ![Photo](/listings/photos/88941480/553113) - ![Photo](/listings/photos/88941480/553114) - ![Photo](/listings/photos/88941480/553115) - ![Photo](/listings/photos/88941480/553116) - ![Photo](/listings/photos/88941480/553117) - ![Photo](/listings/photos/88941480/553118) - ![Photo](/listings/photos/88941480/553119) - ![Photo](/listings/photos/88941480/553120) ## Floorplans - ![Floorplan 1](/listings/photos/88941480/553121) - Floorplan 1 ## EPC Graphs - ![EPC 1](/listings/photos/88941480/553122) - EPC 1 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | ROSE COTTAGE SPOUT LANE, LIGHT OAKS, STOKE-ON-TRENT, ST2 7LR | £199,000 | 06/06/2002 | 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 | |---------|-------|------|------| | 44 NETHERTON GROVE, STOKE-ON-TRENT, ST2 7NL | £235,000 | 23/01/2026 | Detached | | [Same street] KOHIMA SPOUT LANE, LIGHT OAKS, STOKE-ON-TRENT, ST2 7LR | £315,000 | 28/08/2024 | Semi-detached | | [Same street] MEADOW VIEW SPOUT LANE, LIGHT OAKS, STOKE-ON-TRENT, ST2 7LR | £240,000 | 15/08/2024 | Detached | | 21 SUNNYFIELD OVAL, STOKE-ON-TRENT, ST2 7PA | £312,000 | 27/10/2023 | Detached | | 148 BAGNALL ROAD, STOKE-ON-TRENT, ST2 7LW | £370,000 | 17/08/2023 | Detached | | 48 HASLEMERE AVENUE, STOKE-ON-TRENT, ST2 7AU | £349,950 | 30/06/2023 | Detached | | 37 NETHERTON GROVE, STOKE-ON-TRENT, ST2 7NL | £224,250 | 09/12/2022 | Detached | | [Same street] BROADVIEW SPOUT LANE, LIGHT OAKS, STOKE-ON-TRENT, ST2 7LR | £315,000 | 28/10/2022 | Semi-detached | | 140 BAGNALL ROAD, STOKE-ON-TRENT, ST2 7LW | £306,000 | 07/09/2022 | Detached | | 41 NETHERTON GROVE, STOKE-ON-TRENT, ST2 7NL | £210,000 | 01/07/2022 | Detached | | FAIROAKS, 52 FOWLERS LANE, LIGHT OAKS, STOKE-ON-TRENT, ST2 7NB | £420,500 | 17/12/2021 | Detached | | 27 FOWLERS LANE, LIGHT OAKS, STOKE-ON-TRENT, ST2 7NB | £321,000 | 08/12/2021 | Detached | | 67 SUNNYFIELD OVAL, STOKE-ON-TRENT, ST2 7PA | £189,995 | 26/11/2021 | Detached | | [Same street] MEADOW VIEW SPOUT LANE, LIGHT OAKS, STOKE-ON-TRENT, ST2 7LR | £182,500 | 27/10/2021 | Detached | | 22 SUNNYFIELD OVAL, STOKE-ON-TRENT, ST2 7PA | £210,000 | 31/08/2021 | Detached | **Street average:** £263,125 (4 sales) **Area average:** £286,245 (11 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £295,438 (16 Detached, ST2, 2024–2026) - **Deviation:** +197.9% ## 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).* - **LHA floor (this property size):** £593/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 | |------|------|------|------|------| | 3 Bed Semi-Detached House, Rosevale Street, ST2 | £1,050/mo | 3 | 0.34 miles | OpenRent | | 3 Bed Terraced House, Minton Grove, ST2 | £1,125/mo | 3 | 0.69 miles | OpenRent | | 3 Bed Terraced House, Uplands Road, ST2 | £930/mo | 3 | 0.73 miles | OpenRent | | 3 Bed Semi-Detached House, Carmount Road, ST2 | £875/mo | 3 | 0.91 miles | OpenRent | | [Leek Road, ST2](http://87.117.209.195:8080/listings/819b65c) | £850/mo | 3 | 0.99 miles | Rightmove | | [Chapel Street,Bucknall, Stoke-on-Trent](http://87.117.209.195:8080/listings/8893261) | £800/mo | 3 | 1.75 miles | Rightmove | | [Ubberley Road, Stoke On Trent, ST2](http://87.117.209.195:8080/listings/f24db14) | £850/mo | 3 | 2.58 miles | Rightmove | | [Wrenbury Crescent, Stoke-on-Trent, ST2](http://87.117.209.195:8080/listings/346b7d7) | £725/mo | 3 | 2.6 miles | Rightmove | | [Hoveringham Drive, STOKE-ON-TRENT](http://87.117.209.195:8080/listings/0b070ac) | £1,100/mo | 3 | 2.67 miles | Rightmove | | [Housefield Road, ST2](http://87.117.209.195:8080/listings/8d8b306) | £950/mo | 3 | 2.89 miles | Rightmove | **Average rent: £926/mo (10 listings)** ## 1% Rule - **Rent ratio:** 0.1% (weak for cashflow) - **Max investor price (0.8%):** £112,875 - **Target investor price (1%):** £90,300 *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 £903/mo).* - **Gross yield:** 1.2% - **Cost-to-rent:** 81.3× - **Monthly cashflow:** £-2,678/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -12.6% *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:** £5,500/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 47.9% - **10y growth:** 93.2% ## House Price Index (HM Land Registry) *Official index for Stoke-on-Trent; Detached series; as of March 2026.* - **1y growth (index):** 1.2% - **5y growth (index):** 23.3% - **10y growth (index):** 57.2% ## 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)