For sale Maisonette

7 SAM BARBER COURT

CANNOCK, HEATH HAYES, STAFFORDSHIRE WS12 2SE

2 beds 1 baths 581 sq ft Listed 3 Jul 2026 (-18d)

£125,000

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# 2 bedroom maisonette for sale (WS12 2SE)

## Property Details

| Key | Value |
|-----|-------|
| Address | 7 SAM BARBER COURT, CANNOCK, HEATH HAYES, STAFFORDSHIRE WS12 2SE |
| Price | £125,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | A |
| Construction age | England and Wales: 1983-1990 |
| Floor area | 54 m² |
| Last sold | £84,000 Dec 2009 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 12/09/2031
- **Current heating cost:** £655/year
- **Est. upgrade cost to C:** £2,198

### Recommendations
- A (£100 - £350)
- B4 (£300 - £600)
- C (£15 - £30)
- L2 (£1,200 - £1,800)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/7439-0621-4000-0067-9296)

## Description

Call us 9AM - 9PM - 7 days a week, 365 days a year!

Occupying a pleasant position within the tucked-away cul-de-sac of Sam Barber Court, Heath Hayes, this beautifully presented two-bedroom first-floor maisonette is offered to the market with **no upward chain** and **vacant possession**, presenting a fantastic opportunity for first-time buyers, investors or those looking to downsize into a well-maintained home. Boasting an exceptionally long lease of approximately **964 years**, allocated parking, generous internal proportions and an anticipated rental income of around **£775 per calendar month**, this is a property that combines practicality, affordability and long-term appeal!

Unlike many apartments, the home benefits from its **own private ground floor entrance**, creating an immediate sense of independence before stairs rise to the first-floor accommodation. At the heart of the property is a spacious and welcoming living room, flooded with natural light and offering a comfortable setting for both relaxing and entertaining. From here, doors lead through to all principal rooms, creating a practical and well-balanced layout.

Both bedrooms are genuine doubles, providing excellent versatility whether utilised as sleeping accommodation, a home office or guest room. The neat kitchen enjoys a pleasant outlook over the communal gardens to the frontage, whilst the family bathroom is equally well presented. The property further benefits from an abundance of built-in storage, ensuring day-to-day practicality rarely found in properties of this type.

Externally, residents enjoy the convenience of **allocated parking** alongside additional visitor parking spaces, whilst the attractive communal gardens create an inviting setting and provide a lovely green outlook from both the kitchen and living room windows.

Sam Barber Court enjoys an enviable position within Heath Hayes, offering the perfect balance between peaceful surroundings and everyday convenience. The development sits within easy reach of a wide range of local amenities, well-regarded schools and excellent transport links, with **Cannock Town Centre**, the popular **McArthurGlen Designer Outlet West Midlands**, and the **M6 motorway** all just a short drive away, making commuting and leisure equally accessible.

Whether you’re searching for your very first home, a low-maintenance property to downsize into, or a ready-to-let investment with strong rental potential, this superb maisonette offers an outstanding combination of location, presentation and value. Early viewing is strongly recommended to fully appreciate everything this wonderful home has to offer!

Lease length - 964 years

Ground rent - £0.00 per annum

Service charge - £222.17 each quarter

EPC rating: D. Tenure: Leasehold, Service charge description: Lease end date! 01/08/2990,

## Property Photos

- ![Photo](/listings/photos/90453630/1133350)
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## Floorplans

- ![Floorplan](/listings/photos/90453630/1133374) - Floorplan

## FENSA Certificates

This property has 2 FENSA certificate(s) on record.

### FENSA Certificate #8983907
- **Address:** 7 Sam Barber Court, Heath Hayes, WS12 2SE
- **Certificate Issued:** 13/08/2012
- **Work Completed:** 03/07/2012
- **Items:** 1 window(s)

### FENSA Certificate #15072222
- **Address:** 7 Sam Barber Court, Heath Hayes, WS12 2SE
- **Certificate Issued:** 06/03/2022
- **Work Completed:** 23/02/2022
- **Items:** 5 window(s), 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 7 SAM BARBER COURT, HEATH HAYES, CANNOCK, CANNOCK CHASE, STAFFORDSHIRE, WS12 2SE | £84,000 | 21/12/2009 | Flat |
| 7 SAM BARBER COURT, HEATH HAYES, CANNOCK, CANNOCK CHASE, STAFFORDSHIRE, WS12 2SE | £37,500 | 20/06/1997 | Flat |

## 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] 11 SAM BARBER COURT, HEATH HAYES, CANNOCK, CANNOCK CHASE, STAFFORDSHIRE, WS12 2SE | £127,000 | 29/08/2025 | Flat |

**Street average:** £127,000 (1 sale)

## Price vs local average

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

- **Local average:** £120,083 (6 Flat, WS12, 2024–2026)
- **Deviation:** +4.1%

## Rental Range

*ONS Price Index of Private Rents (Cannock Chase). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £763/mo
- **Realistic:** £848/mo
- **Optimistic:** £933/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Mid Staffs (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £623/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, Picasso Close, WS11 | £925/mo | 2 | 0.53 miles | OpenRent |
| 2 Bed Semi-Detached House, John Street, WS12 | £925/mo | 2 | 0.55 miles | OpenRent |
| 2 Bed Terraced House, Victory Close, WS12 | £850/mo | 2 | 0.88 miles | OpenRent |
| 2 Bed Terraced House, Bryans Way, WS12 | £825/mo | 2 | 0.89 miles | OpenRent |
| 2 Bed Flat, Littleworth Road, WS12 | £775/mo | 2 | 1.12 miles | OpenRent |
| 2 Bed Terraced House, Norton Terrace, WS11 | £975/mo | 2 | 1.14 miles | OpenRent |

**Average rent: £879/mo (6 listings)**

## 1% Rule

- **Rent ratio:** 0.71% (weak for cashflow)
- **Max investor price (0.8%):** £111,000
- **Target investor price (1%):** £88,800

*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 £888/mo).*

- **Gross yield:** 8.5%
- **Cost-to-rent:** 11.7×
- **Monthly cashflow:** £282/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 9.3%

*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:** £2,315/m²

## Capital growth trend

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

- **5y growth:** 45.2%
- **10y growth:** 46.4%

## House Price Index (HM Land Registry)

*Official index for Cannock Chase; Flats and maisonettes series; as of April 2026.*

- **1y growth (index):** -2.9%
- **5y growth (index):** 9.7%
- **10y growth (index):** 38.5%

## 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)

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Property details

Tenure

LEASEHOLD

Floor area

54 m²

Council tax band

EPC rating

Year built

England and Wales: 1983-1990

Last sold

£84,000 Dec 2009

Price per m²

£2,315/m²

Local average

£120,083 (+4.1%)

Deprivation

Decile 3 (9,702 of 33,755)

Street crime

65 incidents within 1 mile (May 2026)

Key features

1st floor maisonette with private entrance!
Two double bedrooms!
Quiet cul-de-sac!
No upward chain!
Allocated parking!
964 year lease
Great for first time buyers!
A wonderful Investment with a predicted rental income of £775.00pcm
Virtual tour available!
Viewings highly recommended!

Additional details

Heating: Electric
Parking: Off street, Private
Garden: Communal garden
Listed property: No

Description

Call us 9AM - 9PM - 7 days a week, 365 days a year!
Occupying a pleasant position within the tucked-away cul-de-sac of Sam Barber Court, Heath Hayes, this beautifully presented two-bedroom first-floor maisonette is offered to the market with no upward chain and vacant possession, presenting a fantastic opportunity for first-time buyers, investors or those looking to downsize into a well-maintained home. Boasting an exceptionally long lease of approximately 964 years, allocated parking, generous internal proportions and an anticipated rental income of around £775 per calendar month, this is a property that combines practicality, affordability and long-term appeal!
Unlike many apartments, the home benefits from its own private ground floor entrance, creating an immediate sense of independence before stairs rise to the first-floor accommodation. At the heart of the property is a spacious and welcoming living room, flooded with natural light and offering a comfortable setting for both relaxing and entertaining. From here, doors lead through to all principal rooms, creating a practical and well-balanced layout.
Both bedrooms are genuine doubles, providing excellent versatility whether utilised as sleeping accommodation, a home office or guest room. The neat kitchen enjoys a pleasant outlook over the communal gardens to the frontage, whilst the family bathroom is equally well presented. The property further benefits from an abundance of built-in storage, ensuring day-to-day practicality rarely found in properties of this type.
Externally, residents enjoy the convenience of allocated parking alongside additional visitor parking spaces, whilst the attractive communal gardens create an inviting setting and provide a lovely green outlook from both the kitchen and living room windows.
Sam Barber Court enjoys an enviable position within Heath Hayes, offering the perfect balance between peaceful surroundings and everyday convenience. The development sits within easy reach of a wide range of local amenities, well-regarded schools and excellent transport links, with Cannock Town Centre, the popular McArthurGlen Designer Outlet West Midlands, and the M6 motorway all just a short drive away, making commuting and leisure equally accessible.
Whether you’re searching for your very first home, a low-maintenance property to downsize into, or a ready-to-let investment with strong rental potential, this superb maisonette offers an outstanding combination of location, presentation and value. Early viewing is strongly recommended to fully appreciate everything this wonderful home has to offer!

Lease length - 964 years
Ground rent - £0.00 per annum
Service charge - £222.17 each quarter
EPC rating: D. Tenure: Leasehold, Service charge description: Lease end date! 01/08/2990,

Listed by

Cannock

The Property Franchise Group

Reference: 90453630

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 13/09/2021

Expiry date: 12/09/2031

Current heating cost: £655/year

Potential heating cost: £388/year

Est. upgrade cost to C: £2,198

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Increase loft insulation to 270 mm (£100 - £350)
Party wall insulation (£300 - £600)
Add additional 80 mm jacket to hot water cylinder (£15 - £30)
High heat retention storage heaters (£1,200 - £1,800)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

FENSA Certificates

This property has 2 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #8983907

Property Details

Street: 7 Sam Barber Court

Town: Heath Hayes

Postcode: WS12 2SE

Installation Details

Items: 1 window

Certificate Issued: 13/08/2012

Work Completed: 03/07/2012

This certificate data was retrieved from FENSA's database

FENSA Certificate #15072222 Recent

Property Details

Street: 7 Sam Barber Court

Town: Heath Hayes

Postcode: WS12 2SE

Installation Details

Items: 5 windows and 1 door

Certificate Issued: 06/03/2022

Work Completed: 23/02/2022

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

124% since 1997

Event	Date	Price	% change
Listed for sale	—	£125,000	+48.8%
Sold	21/12/2009 (16 years ago)	£84,000	+124%
Sold	20/06/1997 (29 years ago)	£37,500	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

Same street and nearby sales within 0.25 miles (last 5 years). Data from Land Registry Price Paid.

Address	Price	Date	Type
Same street 11 SAM BARBER COURT, HEATH HAYES, CANNOCK, CANNOCK CHASE, STAFFORDSHIRE, WS12 2SE	£127,000	29/08/2025	Flat

Street average: £127,000 (1 sale)

Capital growth trend

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

5y growth 45.2%

10y growth 46.4%

House Price Index (HM Land Registry — official index, not sold-price averages): Cannock Chase. Series: Flats and maisonettes. As of April 2026.

1y (index) -2.9%

5y (index) 9.7%

10y (index) 38.5%

Rental Range

Estimated market rent for Cannock Chase. Low = conservative, Realistic = average, Optimistic = best case.

Low £763/mo

Realistic £848/mo

Optimistic £933/mo

Based on Local Authority from postcode lookup → Cannock Chase.

LHA (30th percentile) floor for Mid Staffs: £623/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View WS12 2SE

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	Melbourne Crescent	0.1 miles
Bus stop	Boston Close	0.1 miles
Shop	Spar	0.2 miles
Shop	David Ross Ltd.	0.2 miles
Train station	Hednesford	1.5 miles
Train station	Norton Lakeside Halt	1.6 miles
Hospital	Samuel Johnson Community Hospital	7.0 miles
Hospital	Little Aston Hospital	7.8 miles
University	Staffordshire University Blackheath Lane Site	9.2 miles
University	University of Wolverhampton	9.4 miles

Street-level crime

Category	Count
Violence and sexual offences	36
Anti-social behaviour	9
Public order	7
Other crime	4
Vehicle crime	3
Criminal damage and arson	2
Other theft	2
Drugs	1
Shoplifting	1
Total incidents	65

Within 1 mile during May 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Heath Hayes Primary Academy	Primary	0.2 miles	Good — 17 Oct 2016
Five Ways Primary School	Primary	0.3 miles	Good — 9 Jun 2015
Gorsemoor Primary School	Primary	0.4 miles	Good — 10 Nov 2021
Kingsmead School	Secondary	0.9 miles	Good — 24 Jan 2022
St Peter's CofE Primary Academy	Primary	1.0 miles	Good — 26 Jan 2023

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, Picasso Close, WS11	£925/mo	2	0.53 miles	OpenRent
2 Bed Semi-Detached House, John Street, WS12	£925/mo	2	0.55 miles	OpenRent
2 Bed Terraced House, Victory Close, WS12	£850/mo	2	0.88 miles	OpenRent
2 Bed Terraced House, Bryans Way, WS12	£825/mo	2	0.89 miles	OpenRent
2 Bed Flat, Littleworth Road, WS12	£775/mo	2	1.12 miles	OpenRent
2 Bed Terraced House, Norton Terrace, WS11	£975/mo	2	1.14 miles	OpenRent

Average rent: £879/mo (6 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.71%

Max investor price (0.8%) £111,000

Target investor price (1%) £88,800

Gross yield 8.5%

Cost-to-rent ratio 11.7×

Monthly cashflow £282/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 9.3%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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).