# 4 bedroom detached house for sale (ST12 9FH) ## Property Details | Key | Value | |-----|-------| | Address | 8 EDME GROVE, STOKE-ON-TRENT, BARLASTON, STOKE-ON-TRENT ST12 9FH | | Price | £450,000 | | Bedrooms | 4 | | Bathrooms | 2 | | Council tax | F | | Floor area | 143 m² | | Last sold | £420,000 Nov 2020 | ## EPC Rating & Upgrade Cost - **Current rating:** B - **Potential rating:** A - **Expiry date:** 19/08/2030 - **Current heating cost:** £349/year - **Est. upgrade cost to C:** £9,500 ### Recommendations - 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/8870-7638-7460-3130-4222) ## Description This impressive four bedroom detached house is situated within the highly sought-after Wedgwood estate in Barlaston, offering spacious and modern living which is ideal for families or professionals. Upon entering, you are welcomed by a generous hallway that leads to the main living spaces. The lounge is bright and inviting, providing ample room for relaxation and entertaining. The heart of the home is the open plan kitchen and dining room, which features modern fitted units, integrated appliances, and a dedicated dining area, creating a sociable space for family meals or gatherings with friends. Adjacent to the kitchen, the utility room offers additional convenience for laundry and storage needs, while a ground floor W.C provides practicality. For those working from home, the dedicated ground floor office is a valuable addition, offering privacy and comfort for remote work. Upstairs, the property boasts four sizeable bedrooms, a contemporary family bathroom and an ensuite shower room. To the rear of the property is a garden which is laid to lawn with a wooden border and patio seating space. The property also includes a brick garage, ideal for secure parking or further storage. EPC Rating: B ## Property Photos - ![Photo](/listings/photos/90536994/1133808) - ![Rear](/listings/photos/90536994/1133810) - Rear - ![Kitchen/dining room](/listings/photos/90536994/1133811) - Kitchen/dining room - ![Kitchen/dining room](/listings/photos/90536994/1133812) - Kitchen/dining room - ![Kitchen/dining room](/listings/photos/90536994/1133813) - Kitchen/dining room - ![Utility room](/listings/photos/90536994/1133814) - Utility room - ![Lounge](/listings/photos/90536994/1133815) - Lounge - ![Lounge](/listings/photos/90536994/1133816) - Lounge - ![Photo](/listings/photos/90536994/1133817) - ![Photo](/listings/photos/90536994/1133818) - ![Photo](/listings/photos/90536994/1133819) - ![Master bedroom](/listings/photos/90536994/1133820) - Master bedroom - ![Master bedroom](/listings/photos/90536994/1133821) - Master bedroom - ![Ensuite](/listings/photos/90536994/1133822) - Ensuite - ![Bathroom](/listings/photos/90536994/1133823) - Bathroom - ![Bathroom](/listings/photos/90536994/1133824) - Bathroom - ![Photo](/listings/photos/90536994/1133825) - ![Photo](/listings/photos/90536994/1133826) - ![Photo](/listings/photos/90536994/1133827) - ![Office](/listings/photos/90536994/1133828) - Office - ![Photo](/listings/photos/90536994/1133829) - ![Rear](/listings/photos/90536994/1133830) - Rear - ![Rear](/listings/photos/90536994/1133831) - Rear ## Floorplans - ![All](/listings/photos/90536994/1133832) - All ## EPC Graphs - ![EPC 1](/listings/photos/90536994/1133833) - EPC 1 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 8 EDME GROVE, BARLASTON, STOKE-ON-TRENT, ST12 9FH | £420,000 | 04/11/2020 | 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] 7 EDME GROVE, BARLASTON, STOKE-ON-TRENT, ST12 9FH | £308,000 | 23/05/2023 | Semi-detached | | 1 INTAGLIO DRIVE, BARLASTON, STOKE-ON-TRENT, ST12 9BY | £645,000 | 04/04/2023 | Detached | | ETHEREAL HOUSE, 2 CUCKOO CLOSE, BARLASTON, STOKE-ON-TRENT, ST12 9FP | £675,000 | 31/03/2023 | Detached | | 17 INTAGLIO DRIVE, BARLASTON, STOKE-ON-TRENT, ST12 9BY | £457,500 | 14/03/2023 | Detached | | 2 FLORENTINE AVENUE, BARLASTON, STOKE-ON-TRENT, ST12 9BF | £615,000 | 22/12/2022 | Detached | | 3 PASHMINA AVENUE, BARLASTON, STOKE-ON-TRENT, ST12 9FE | £355,000 | 08/07/2022 | Detached | | 35 CORNUCOPIA GROVE, BARLASTON, STOKE-ON-TRENT, ST12 9FQ | £400,000 | 30/06/2022 | Detached | | 7 AMHERST PLACE, BARLASTON, STOKE-ON-TRENT, ST12 9FB | £710,000 | 30/03/2022 | Detached | | 14 WATERFORD CRESCENT, BARLASTON, STOKE-ON-TRENT, ST12 9FD | £560,000 | 27/10/2021 | Detached | | 4 INTAGLIO DRIVE, BARLASTON, STOKE-ON-TRENT, ST12 9BY | £570,000 | 29/09/2021 | Detached | **Street average:** £308,000 (1 sale) **Area average:** £554,167 (9 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £494,000 (7 Detached, ST12, 2024–2026) - **Deviation:** -8.9% ## Rental Range *ONS Price Index of Private Rents (Stoke-on-Trent). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £638/mo - **Realistic:** £709/mo - **Optimistic:** £780/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Staffordshire North (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £798/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 | |------|------|------|------|------| | [Old Road, Barlaston, Stoke-On-Trent](http://87.117.209.195:8080/listings/2b710b7) | £2,200/mo | 4 | 0.84 miles | Rightmove | | 4 Bed Semi-Detached House, Trent Bridge Close, ST4 | £1,275/mo | 4 | 0.99 miles | OpenRent | **Average rent: £1,738/mo (2 listings)** ## 1% Rule - **Rent ratio:** 0.39% (weak for cashflow) - **Max investor price (0.8%):** £217,250 - **Target investor price (1%):** £173,800 *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 £1,738/mo).* - **Gross yield:** 4.6% - **Cost-to-rent:** 21.6× - **Monthly cashflow:** £-233/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -2.1% *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:** £3,147/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 9.5% - **10y growth:** 11.7% ## House Price Index (HM Land Registry) *Official index for Stoke-on-Trent; Detached series; as of April 2026.* - **1y growth (index):** 4.3% - **5y growth (index):** 23.9% - **10y growth (index):** 57% ## 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)