# 3 bedroom semi-detached house for sale (ST13 5BE) ## Property Details | Key | Value | |-----|-------| | Address | 8 KNIVEDEN LANE, LEEK, STAFFORDSHIRE ST13 5BE | | Price | £164,950 | | Bedrooms | 3 | | Construction age | England and Wales: 1976-1982 | | Floor area | 73 m² | | Last sold | £162,000 Apr 2013 | ## EPC Rating & Upgrade Cost - **Current rating:** E - **Potential rating:** B - **Current heating cost:** £853/year ### Recommendations - A (350) - B (1,500) - W2 (6,000) - E (35) - G (450) - N (6,000) - U (8,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9954-2851-7497-9103-4275) ## Description DIRECTIONS If travelling from the main Derby Street, Leek, take the third exit onto the Ashbourne Road and pass the junction for Springfield Road and Lowther Place, taking the next left hand turn into Kniveden Lane whereupon the property will be found. DESCRIPTION The property is a well presented semi detached property on the outskirts of the town, offering good sized family accommodation with the added benefit of a conservatory to the rear, detached garage and gardens to three sides. The property is also fully double glazed with the benefit of gas fired central heating. The accommodation is briefly described below:- ACCOMMODATION Front Entrance Door into: Porch With tiled floor leading into: Hallway With fitted carpet, window to the side elevation, meter cupboard and radiator Kitchen - 10'4 x 10'5 (3.15m x 3.18m) With fitted oak effect wall and base kitchen units, gas hob and electric cooker, space for a refrigerator and plumbing for washing machine, fitted carpets and radiator. Pantry off and door leading to:- Rear Porch With tiled floor Lounge - 13'11 x 13'10 (4.24m x 4.22m) With fire place and stone surround, large window to the front elevation, television stand, central light fitting, fitted carpet and radiator Dining Room - 10'2 x 10'4 (3.10m x 3.15m) With newly fitted carpet and two radiators. Doorway off into:- Conservatory - 6'2 x 10'4 (1.88m x 3.15m) Newly constructed being fully double glazed with electric points, fitted carpet and door off to rear garden Staircase off the hallway leading to the First Floor Landing with fitted carpet, airing cupboard, radiator, window and loft access and giving access to:- Bedroom Number 1 - 11'8 x 11'11 (3.56m x 3.63m) (plus recess) Double sized with fitted carpet, built in storage, large window to the front elevation, central light fitting and radiator Bedroom Number 2 - 10'4 x 10'4(3.15m x 3.15m) (maximum) Large single / small double with fitted carpet, window to the rear elevation, built in wardrobes / storage, central light fitting and radiator Bedroom Number 3 - 9' x 7'5 (2.74m x 2.26m) With fitted carpet, window to the front elevation, built in cupboard and wardrobe, central light fitting and radiator Bathroom  Fitted with bath and wash hand basin, part tiled walls and radiator Separate WC With low flush WC OUTSIDE To the rear of the property there is a good sized single garage with electric connected and a concrete floor. There is also a lawned area with borders. The property also has the benefit of planted gardens to the front and side of the property. SERVICES The property is connected to all mains services. VIEWING By prior appointment through the Agents 01538 373308 or email us at info@grahamwatkins.co.uk . PLEASE NOTE The agent has not tested any apparatus, equipment, fixtures, fittings or services and cannot verify they are in working order or fit for their purpose, neither has the agent checked the legal documents to verify the freehold/leasehold status of the property. The lessor is advised to obtain verification from their Solicitor or Surveyor. TENURE & POSSESSION The property is held freehold and vacant possession will be given upon completion. WAYLEAVES & EASEMENTS The property is sold subject to and with the benefits of all rights, including rights of way, whether public or private, light, support, drainage, water and electricity supplies and other rights and obligations, easements, quasieasements and restrictive covenants and all existing and proposed wayleaves for masts, pylons, stays, cables, drains and water, whether or not referred to in these stipulations, the particulars or special conditions of sale. WEBSITE ADDRESSES www.grahamwatkins.co.uk www.rightmove.co.uk   www.findaproperty.co.uk   ## Property Photos - ![Photo](/listings/photos/38718203/589444) - ![Photo](/listings/photos/38718203/589446) - ![Photo](/listings/photos/38718203/589451) - ![Photo](/listings/photos/38718203/589453) - ![Photo](/listings/photos/38718203/589457) - ![Photo](/listings/photos/38718203/589461) - ![Photo](/listings/photos/38718203/589465) - ![Photo](/listings/photos/38718203/589469) - ![Photo](/listings/photos/38718203/589473) - ![Photo](/listings/photos/38718203/589477) - ![Photo](/listings/photos/38718203/589483) ## FENSA Certificates This property has 1 FENSA certificate(s) on record. ### FENSA Certificate #10181491 - **Address:** 8 Kniveden Lane, LEEK, ST13 5BE - **Certificate Issued:** 07/04/2014 - **Work Completed:** 20/02/2014 - **Items:** 1 window(s), 1 door(s) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 8 KNIVEDEN LANE, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 5BE | £162,000 | 04/04/2013 | Semi-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 | |---------|-------|------|------| | 154 ASHBOURNE ROAD, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 5BJ | £144,444 | 06/12/2023 | Semi-detached | | EAST MOUNT SPRINGFIELD ROAD, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 6LQ | £399,950 | 22/11/2023 | Semi-detached | | 14 SHARRON DRIVE, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 5BT | £285,000 | 03/08/2023 | Semi-detached | | 24 TRAFFORD CLOSE, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 5BG | £262,000 | 18/11/2022 | Semi-detached | | 8 TRAFFORD CLOSE, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 5BG | £280,000 | 13/04/2022 | Semi-detached | | 9 PITCHER LANE, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 5DB | £200,000 | 29/10/2021 | Semi-detached | | 16 TRAFFORD CLOSE, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 5BG | £232,500 | 30/09/2021 | Semi-detached | | 4 SPRINGFIELD CLOSE, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 6PJ | £255,000 | 24/09/2021 | Semi-detached | **Area average:** £257,362 (8 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £222,139 (18 Semi-detached, ST13, 2024–2026) - **Deviation:** -25.7% ## Rental Range *ONS Price Index of Private Rents (Staffordshire Moorlands). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £645/mo - **Realistic:** £717/mo - **Optimistic:** £789/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Staffordshire North (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £593/mo ## 1% Rule - **Rent ratio:** 0.43% (weak for cashflow) - **Max investor price (0.8%):** £89,625 - **Target investor price (1%):** £71,700 *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 Area rent estimate.* ## Price per Square Metre - **£/m²:** £2,260/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 13% - **10y growth:** 40.2% ## House Price Index (HM Land Registry) *Official index for Staffordshire Moorlands; Semi-detached series; as of February 2026.* - **1y growth (index):** 2.9% - **5y growth (index):** 17% - **10y growth (index):** 53.3% ## 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)