# 3 bedroom terraced house for sale (ST2 8DB) ## Property Details | Key | Value | |-----|-------| | Address | 1432 LEEK ROAD, STOKE-ON-TRENT, STOKE-ON-TRENT ST2 8DB | | Price | £102,000 | | Bedrooms | 3 | | Bathrooms | 1 | | Council tax | A | | Construction age | England and Wales: 1930-1949 | | Floor area | 70 m² | | Last sold | £112,000 Aug 2024 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** B - **Expiry date:** 06/02/2034 - **Current heating cost:** £1,205/year - **Est. upgrade cost to C:** £13,800 ### Recommendations - W1 (£800 - £1,200) - F (£200 - £400) - G (£350 - £450) - I (£2,200 - £3,000) - N (£4,000 - £6,000) - U (£3,500 - £5,500) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/1834-5022-8300-0063-4202) ## Description Offered for sale by auction, this three-bedroom property presents an exciting opportunity for investors, developers, or buyers seeking a renovation project with excellent potential. With a number of key improvements already completed, the property provides a strong starting point for further refurbishment and personalisation. The accommodation currently comprises three well-proportioned bedrooms, a family bathroom, and generous living areas, offering a flexible layout that can be adapted to suit modern living. The property has already benefited from brand new windows and external doors, helping improve both energy efficiency and security. Significant preparatory work has also been carried out, including the first fix electrics already completed, and new door frames fitted throughout, allowing the next owner to continue the project with much of the structural groundwork already in place. A standout feature of the property is the substantial attic/loft space, which offers excellent potential for conversion. This space could be transformed into additional bedrooms, a home office, or a large master suite. The roof has also been refelted with new roof lining installed, providing additional peace of mind and reducing one of the major renovation costs typically associated with similar projects. Overall, this property represents a fantastic opportunity to acquire a home with significant value-add potential. With key structural upgrades already undertaken, it is an ideal project for investors, developers, or buyers looking to create a bespoke family home. For sale by public and online auction at The DoubleTree by Hilton, Etruria Hall Festival Way, Staffordshire, ST1 5BQ on Monday 13th July 2026 at 6.30pm. We also offer remote bidding via internet, telephone or proxy. To register to bid on this Lot, or to download the Legal Pack - please see the Butters John Bee website or call the auction team direct Common Auction Conditions This property is sold subject to our Common Auction Conditions (a copy is available on request) Buyers Administration Fee A buyer’s administration fee of £1,800 including VAT is applicable to this lot. The purchaser will pay the fee whether the property is bought before, at or following the auction date Legal Pack Purchasing a property at auction is a firm commitment that carries the same legal implications as a signed contract by private treaty. It is important that you consult with your legal adviser before bidding and also your accountant regarding the impact of VAT, if applicable, on the sale price. The legal pack can be viewed online via our website Legal packs can also be viewed at the selling office. These documents should be passed to your legal adviser as they will help you make an informed decision about the lot. If you need further legal information please contact the vendor’s solicitor whose details will be in the auction catalogue. Remember that you buy subject to all documentation and terms of contract whether or not you have read them Viewings To view this lot, please contact the selling office Internet, Telephone & Proxy Bidding Interested in this lot but can’t attend the auction? You can bid by internet, telephone or by proxy by pre-registering with our auction department on or email . Further details are available in the catalogue Addendum Check the latest addendum at buttersjohnbee.com for any alterations or changes to the catalogue Guide Price An indication of the seller’s current minimum acceptable price at auction. The guide price or range of guide prices is given to assist consumers in deciding whether or not to pursue a purchase. It is usual, but not always the case, that a provisional reserve range is agreed between the seller and the auctioneer at the start of marketing. As the reserve is not fixed at this stage and can be adjusted by the seller at any time up to the day of the auction in the light of interest shown during the marketing period, a guide price is issued. This guide price can be shown in the form of a minimum and maximum price range within which an acceptable sale price (reserve) would fall, or as a single price figure within 10% of which the minimum acceptable price (reserve) would fall. A guide price is different to a reserve price (see separate definition). Both the guide price and the reserve price can be subject to change up to and including the day of the auction Reserve The sellers minimum acceptable price at auction and the figure below which the auctioneer cannot sell. The reserve price is not disclosed and remains confidential between the seller and the auctioneer. Both the guide price and the reserve price can be subject to change up to and including the day of the auction Proof of Identity To comply with Money Laundering Regulations, on acceptance of an offer for purchase or letting, the buyer or prospective tenant will be required to provide identification to Butters John Bee. Where a property is due to go to auction, all bidders will be required to register prior to auction ## Property Photos - ![Photo](/listings/photos/173301065/98426) - ![Photo](/listings/photos/173301065/98428) - ![Photo](/listings/photos/173301065/98430) - ![Photo](/listings/photos/173301065/98431) - ![Photo](/listings/photos/173301065/98432) - ![Photo](/listings/photos/173301065/98433) - ![Photo](/listings/photos/173301065/98434) - ![Photo](/listings/photos/173301065/98435) - ![Photo](/listings/photos/173301065/98436) - ![Photo](/listings/photos/173301065/98437) - ![Photo](/listings/photos/173301065/98438) - ![Photo](/listings/photos/173301065/98439) - ![Photo](/listings/photos/173301065/98440) - ![Photo](/listings/photos/173301065/98441) - ![Photo](/listings/photos/173301065/98442) ## Floorplans - ![Floorplan 1](/listings/photos/173301065/98443) - Floorplan 1 - ![Floorplan 2](/listings/photos/173301065/98444) - Floorplan 2 ## EPC Graphs - ![EPC 1](/listings/photos/173301065/98445) - EPC 1 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 1432 LEEK ROAD, STOKE-ON-TRENT, ST2 8DB | £112,000 | 29/08/2024 | Terraced | ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | 1525 LEEK ROAD, STOKE-ON-TRENT, ST2 8DA | £116,000 | 03/11/2023 | Terraced | | 6 SHELLEY ROAD, STOKE-ON-TRENT, ST2 8JN | £110,000 | 21/04/2023 | Terraced | | 1513 LEEK ROAD, STOKE-ON-TRENT, ST2 8DA | £120,000 | 23/12/2022 | Terraced | | 1439 LEEK ROAD, STOKE-ON-TRENT, ST2 8BY | £100,644 | 16/11/2022 | Terraced | | 25 SHELLEY ROAD, STOKE-ON-TRENT, ST2 8JN | £145,000 | 28/10/2022 | Terraced | | 11 KYFFIN ROAD, STOKE-ON-TRENT, ST2 8JJ | £68,000 | 16/09/2022 | Terraced | | 1497 LEEK ROAD, STOKE-ON-TRENT, ST2 8DA | £134,000 | 15/07/2022 | Terraced | | 44 KYFFIN ROAD, STOKE-ON-TRENT, ST2 8JL | £130,000 | 15/07/2022 | Terraced | | 11 KYFFIN ROAD, STOKE-ON-TRENT, ST2 8JJ | £70,000 | 26/01/2022 | Terraced | | 32 ABBOTS ROAD, STOKE-ON-TRENT, ST2 8DX | £130,000 | 26/11/2021 | Terraced | | 29 TRANTER ROAD, STOKE-ON-TRENT, ST2 8JQ | £96,000 | 16/07/2021 | Terraced | **Area average:** £110,877 (11 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £146,533 (18 Terraced, ST2, 2024–2026) - **Deviation:** -30.4% ## 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 | |------|------|------|------|------| | [Leek Road, ST2](http://87.117.209.195:8080/listings/819b65c) | £850/mo | 3 | 0.07 miles | Rightmove | | 3 Bed Terraced House, Uplands Road, ST2 | £930/mo | 3 | 0.35 miles | OpenRent | | 3 Bed Semi-Detached House, Whitehouse Road, ST2 | £995/mo | 3 | 0.42 miles | OpenRent | | 3 Bed Semi-Detached House, Mowbray Walk, ST1 | £800/mo | 3 | 0.7 miles | OpenRent | | 3 Bed Detached House, Derek Drive, ST1 | £1,100/mo | 3 | 0.7 miles | OpenRent | | 3 Bed Semi-Detached House, Newhouse Road, ST2 | £875/mo | 3 | 0.81 miles | OpenRent | | [Chapel Street,Bucknall, Stoke-on-Trent](http://87.117.209.195:8080/listings/8893261) | £800/mo | 3 | 0.87 miles | Rightmove | | [Hoveringham Drive, STOKE-ON-TRENT](http://87.117.209.195:8080/listings/0b070ac) | £1,100/mo | 3 | 1.66 miles | Rightmove | | [Wrenbury Crescent, Stoke-on-Trent, ST2](http://87.117.209.195:8080/listings/346b7d7) | £725/mo | 3 | 1.7 miles | Rightmove | | [Ubberley Road, Stoke On Trent, ST2](http://87.117.209.195:8080/listings/f24db14) | £850/mo | 3 | 1.78 miles | Rightmove | | [Housefield Road, ST2](http://87.117.209.195:8080/listings/8d8b306) | £950/mo | 3 | 2.09 miles | Rightmove | **Average rent: £907/mo (11 listings)** ## 1% Rule - **Rent ratio:** 0.86% (okay) - **Max investor price (0.8%):** £109,375 - **Target investor price (1%):** £87,500 *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 £875/mo).* - **Gross yield:** 10.3% - **Cost-to-rent:** 9.7× - **Monthly cashflow:** £361/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 14.6% *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:** £1,457/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 39.6% - **10y growth:** 49.7% ## House Price Index (HM Land Registry) *Official index for Stoke-on-Trent; Terraced series; as of March 2026.* - **1y growth (index):** 1.8% - **5y growth (index):** 26.4% - **10y growth (index):** 64.5% ## 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)