# Residential development for sale (ST1 2ET)

## Property Details

| Key | Value |
|-----|-------|
| Address | Glass Street, Stoke on Trent, ST1, ST1 2ET |
| Price | £1,900,000 |

## Description

Situated in the heart of Hanley, this large building plot offers a unique opportunity for development. The site benefits from full planning permission for the construction of 220 apartments, allowing for a substantial residential project. With a total of 0.56 acres across three freehold titles, this land offers significant potential for investors looking to capitalise on the thriving local market.

Located near the Potteries shopping centre, the site is positioned to attract tenants and future residents who value convenience and access to amenities. The projected rental income of £180,000 per month underscores the site's potential as a lucrative investment. Detailed development plans are available upon request, offering further insight into the possibilities this land holds.

With a projected development value in the region of £25 million, this is an opportunity not to be overlooked by those seeking a premium investment in residential real estate. A buyer's premium of 1% plus VAT applies, ensuring a competitive edge in securing this prime location. Act now to explore the potential this site has to offer and to take advantage of its strategic location and planning approvals.

*A buyer's premium of 1% + VAT, (subject to a minimum of £2995 + VAT) of the agreed sale fee applies to this property. 25% of the total fee (a minimum of £995 + VAT) must be paid to secure the property and the remainder is payable upon exchange of contracts. Terms and conditions apply, please see the 'Buyer's Premium' page on our website for more information.

## Property Photos

- ![Photo](/listings/photos/162680693/21491)
- ![Photo](/listings/photos/162680693/21493)
- ![Photo](/listings/photos/162680693/21495)
- ![Photo](/listings/photos/162680693/21497)
- ![Photo](/listings/photos/162680693/21499)
- ![Photo](/listings/photos/162680693/21501)
- ![Photo](/listings/photos/162680693/21503)
- ![Photo](/listings/photos/162680693/21506)
- ![Photo](/listings/photos/162680693/21508)

## Floorplans

- ![Floor/Site plan 1](/listings/photos/162680693/21511) - Floor/Site plan 1
- ![Floor/Site plan 2](/listings/photos/162680693/21515) - Floor/Site plan 2
- ![Floor/Site plan 3](/listings/photos/162680693/21519) - Floor/Site plan 3
- ![Floor/Site plan 4](/listings/photos/162680693/21523) - Floor/Site plan 4

## 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] 3 GLASS STREET, STOKE-ON-TRENT, ST1 2ET | £150,000 | 23/01/2024 | Other |
| SPEED ELECTRIC SERVICE (STOKE-ON-TRENT) LTD UPPER HILLCHURCH STREET, STOKE-ON-TRENT, ST1 2PX | £200,000 | 17/02/2023 | Other |
| 9 - 11 LAMB STREET, STOKE-ON-TRENT, ST1 1PF | £2,800,000 | 18/11/2022 | Other |
| SPEED ELECTRIC SERVICE (STOKE-ON-TRENT) LTD UPPER HILLCHURCH STREET, STOKE-ON-TRENT, ST1 2PX | £185,000 | 29/07/2022 | Other |
| 12 - 16 TOWN ROAD, STOKE-ON-TRENT, ST1 2JQ | £312,960 | 24/03/2022 | Other |
| 42 UPPER HILLCHURCH STREET, STOKE-ON-TRENT, ST1 2HD | £38,000 | 28/10/2021 | Other |

**Street average:** £150,000 (1 sale)
**Area average:** £707,192 (5 sales)

## Price vs local average

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

- **Local average:** £651,750 (8 Other, ST1, 2024–2026)
- **Deviation:** +191.5%

## 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 |
|------|------|------|------|------|
| [Arbour Street, Stoke-on-Trent, Staffordshire, ST1](http://87.117.209.195:8080/listings/272537e) | £725/mo | 2 | 0.11 miles | Rightmove |
| [Stafford Street, Stoke-on-Trent, Staffordshire, ST1](http://87.117.209.195:8080/listings/62dd146) | £500/mo | 1 | 0.14 miles | Rightmove |
| [Stafford Street, Stoke-on-Trent, Staffordshire, ST1](http://87.117.209.195:8080/listings/880370f) | £500/mo | 1 | 0.14 miles | Rightmove |
| [Stafford Street, Stoke-on-Trent, Staffordshire, ST1](http://87.117.209.195:8080/listings/028689f) | £450/mo | 1 | 0.14 miles | Rightmove |
| [Moxons Island, 48 Stafford Street, Stoke-on-Trent, Staffordshire, ST1](http://87.117.209.195:8080/listings/0cb1b74) | £525/mo | — | 0.14 miles | Rightmove |
| [Mynors  Street, Stoke-On-Trent](http://87.117.209.195:8080/listings/ce351ae) | £700/mo | 2 | 0.14 miles | Rightmove |
| [Bryan Street, STOKE-ON-TRENT](http://87.117.209.195:8080/listings/ce5f5e6) | £850/mo | 1 | 0.15 miles | Rightmove |
| [Bryan Street, STOKE-ON-TRENT](http://87.117.209.195:8080/listings/e410b9f) | £850/mo | 1 | 0.15 miles | Rightmove |
| [Bryan Street, STOKE-ON-TRENT](http://87.117.209.195:8080/listings/8e9fa9c) | £850/mo | 1 | 0.15 miles | Rightmove |
| [Bryan Street, STOKE-ON-TRENT](http://87.117.209.195:8080/listings/6031995) | £950/mo | 2 | 0.15 miles | Rightmove |
| [Bryan Street, STOKE-ON-TRENT](http://87.117.209.195:8080/listings/271556d) | £950/mo | 2 | 0.15 miles | Rightmove |
| [Bryan Street, STOKE-ON-TRENT](http://87.117.209.195:8080/listings/16ec991) | £850/mo | 1 | 0.15 miles | Rightmove |
| [Bryan Street, STOKE-ON-TRENT](http://87.117.209.195:8080/listings/82b7fd9) | £950/mo | 2 | 0.15 miles | Rightmove |
| [Trinity Point, Stoke-On-Trent, ST1](http://87.117.209.195:8080/listings/844a28d) | £620/mo | — | 0.16 miles | Rightmove |
| [The Webberley, Stoke-On-Trent, ST1](http://87.117.209.195:8080/listings/44c025c) | £520/mo | — | 0.16 miles | Rightmove |
| [The Webberley, Stoke-On-Trent, ST1](http://87.117.209.195:8080/listings/df9bc47) | £640/mo | — | 0.16 miles | Rightmove |
| [Piccadilly, Stoke-on-Trent, Staffordshire, ST1](http://87.117.209.195:8080/listings/13aaa63) | £600/mo | 1 | 0.19 miles | Rightmove |
| [Piccadilly, Stoke-on-Trent, Staffordshire, ST1](http://87.117.209.195:8080/listings/57a0caf) | £700/mo | 1 | 0.19 miles | Rightmove |
| [Bucknall New Road,Hanley, Stoke-on-Trent](http://87.117.209.195:8080/listings/1322395) | £800/mo | 2 | 0.19 miles | Rightmove |
| [Flat 8, Ringway House, Hanley, ST1 5AJ](http://87.117.209.195:8080/listings/74f63a8) | £850/mo | 1 | 0.19 miles | Rightmove |

**Average rent: £762/mo (106 listings)**

## 1% Rule

- **Rent ratio:** 0.04% (weak for cashflow)
- **Max investor price (0.8%):** £89,125
- **Target investor price (1%):** £71,300

*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 £713/mo).*

- **Gross yield:** 0.5%
- **Cost-to-rent:** 222.2×
- **Monthly cashflow:** £-6,866/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -15%

*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:** -88.3%
- **10y growth:** -62.4%

## 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)