# 4 bedroom detached house for sale (ST6 4SA) ## Property Details | Key | Value | |-----|-------| | Address | 12 BOTESWORTH GARDENS, STOKE-ON-TRENT, STOKE-ON-TRENT, STOKE-ON-TRENT ST6 4SA | | Price | £325,000 | | Bedrooms | 4 | | Bathrooms | 2 | | Council tax | D | | Construction age | England and Wales: 2012 onwards | | Floor area | 108 m² | | Last sold | £104,995 Nov 2001 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** B - **Expiry date:** 26/02/2036 - **Current heating cost:** £683/year - **Est. upgrade cost to C:** £9,155 ### Recommendations - F (£130 - £180) - U (£8,000 - £10,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2637-3059-0202-2276-5200) ## Description Here at Carters, we are delighted to present to the market this stunning, recently fully renovated executive detached property, ideally situated in a highly sought-after location close to Westport Lake. Upon entering, you are welcomed by a spacious and inviting entrance hallway, leading through to a beautifully newly fitted Howdens shaker-style kitchen. To the rear of the property, there are two generous reception rooms, both enjoying pleasant views over the garden—perfect for relaxing or entertaining. The ground floor is completed by a convenient downstairs WC. Upstairs, the property boasts four well-proportioned double bedrooms and two stylish, contemporary white bathrooms, all finished to a high standard. Externally, the property benefits from off-road parking, a garage, and a generous, low-maintenance rear garden. This is a fantastic opportunity to acquire a turnkey, executive home that has been fully renovated to an exceptional specification. Early viewing is highly recommended—don’t miss the chance to make this stunning property your new home. **Entrance Hallway** - Composite double glazed entrance door to the front elevation. UPVC double glazed window to the front elevation. Internal door leading to the garage. Stairs to the first floor. Under stairs storage cupboard. Radiator. **Kitchen** - 2.44m x 3.28m (8' x 10'9") - UPVC double glazed window to the front elevation. Composite double glazed entrance door to the side elevation. Newly fitted Howdens shaker style kitchen having a range of wall, base and drawer units. Laminate wood effect work surfaces. Stainless steel sink with a mixer tap and a drainer. Built in double electric oven. Built in four ring electric hob. Built in extractor fan. Space for a fridge. Space for a freezer. Space for a washing machine. Recessed ceiling down lighters. Vinyl flooring. **Living Room** - 4.57m x 3.53m (15' x 11'7") - Two UPVC double glazed windows to the rear elevation. Coving to the ceiling. Feature wall lights. Radiator. **Dining Room** - 2.44m x 3.56m (8' x 11'8") - UPVC double glazed sliding patio doors to the rear elevation. Radiator. **W.C** - UPVC double glazed window to the side elevation. Pedestal wash hand basin with a tiled splash back. Mid level w.c. Vinyl flooring. **Bedroom One** - 4.78m x 3.38m (15'8" x 11'1") - UPVC double glazed window to the front elevation. Radiator. **En Suite** - UPVC double glazed window to the front elevation. Three piece modern bathroom suite comprising of; shower enclosure with a power shower, pedestal wash hand basin and a mid level w.c. Aqua paneling to the walls. Radiator. Vinyl flooring. **Bedroom Two** - 2.44m x 3.58m (8' x 11'9") - UPVC double glazed window to the rear elevation. Radiator. **Bedroom Three** - 3.28m x 2.72m (10'9" x 8'11") - UPVC double glazed window to the rear elevation. Radiator. **Bedroom Four** - 2.72m x 2.74m (8'11" x 9') - UPVC double glazed window to the front elevation. Radiator. **Family Bathroom** - UPVC double glazed window to the rear elevation. Three piece luxurious family bathroom suite comprising of; a panel bath with a power shower over, pedestal wash hand basin and a mid level w.c. Partially tiled walls. Radiator. Vinyl flooring. **Garage** - 2.72m x 5.49m (8'11" x 18') - Electric roller door. Internal door leading off the entrance hallway. Power and lighting. **Externally** - At the front, the property boasts a spacious driveway providing ample off-road parking and leading seamlessly to the garage. Secure gated side access guides you to the rear garden, ensuring both privacy and convenience. The rear garden is a private oasis, thoughtfully designed for minimal upkeep, featuring a paved entertaining terrace and an array of carefully curated seasonal plants and shrubs. Fully enclosed and not overlooked, it offers a serene and secluded retreat. An outdoor tap adds a touch of practicality without compromising style. **Additional Information** - Freehold. Council Tax Band D. Total Floor Area: 108 Square Meters / 1162 Square Foot. **Disclaimer** - Although we try to ensure accuracy, these details are set out for guidance purposes only and do not form part of a contract or offer. Please note that some photographs have been taken with a wide-angle lens. A final inspection prior to exchange of contracts is recommended. No person in the employment of Carters Estate Agents Ltd has any authority to make any representation or warranty in relation to this property. We obtain some of the property information from land registry as part of our instruction and as we are not legal advisers we can only pass on the information and not comment or advise on any legal aspect of the property. You should take advise from a suitably authorised licensed conveyancer or solicitor in this respect. ## Property Photos - ![pbox-IMG.jpg](/listings/photos/173489462/129012) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/173489462/129013) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/173489462/129014) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/173489462/129015) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/173489462/129016) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/173489462/129017) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/173489462/129018) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/173489462/129019) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/173489462/129020) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/173489462/129021) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/173489462/129022) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/173489462/129023) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/173489462/129024) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/173489462/129025) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/173489462/129026) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/173489462/129027) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/173489462/129028) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/173489462/129029) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/173489462/129030) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/173489462/129031) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/173489462/129032) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/173489462/129033) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/173489462/129034) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/173489462/129035) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/173489462/129036) - pbox-IMG.jpg ## Floorplans - ![12 Botesworth Gardens - all floors.JPG](/listings/photos/173489462/129037) - 12 Botesworth Gardens - all floors.JPG ## EPC Graphs - ![EE Rating](/listings/photos/173489462/129038) - EE Rating ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 12 BOTESWORTH GARDENS, STOKE-ON-TRENT, ST6 4SA | £104,995 | 30/11/2001 | 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 BOTESWORTH GARDENS, STOKE-ON-TRENT, ST6 4SA | £300,000 | 10/12/2025 | Detached | | [Same street] 11 BOTESWORTH GARDENS, STOKE-ON-TRENT, ST6 4SA | £280,000 | 31/03/2023 | Detached | | THE SCHOOL HOUSE BROWNHILLS ROAD, STOKE-ON-TRENT, ST6 4RY | £225,000 | 15/11/2022 | Detached | | 5 PENNYFIELDS AVENUE, STOKE-ON-TRENT, ST6 4SD | £285,000 | 04/11/2022 | Detached | | 16 PENNYFIELDS AVENUE, STOKE-ON-TRENT, ST6 4SD | £315,000 | 31/10/2022 | Detached | | 2 BRERETON PLACE, STOKE-ON-TRENT, ST6 4LQ | £220,000 | 26/08/2022 | Detached | | 6 PENNYFIELDS AVENUE, STOKE-ON-TRENT, ST6 4SD | £272,000 | 06/12/2021 | Detached | | 2 BRERETON PLACE, STOKE-ON-TRENT, ST6 4LQ | £154,950 | 13/08/2021 | Detached | **Street average:** £290,000 (2 sales) **Area average:** £245,325 (6 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £256,517 (30 Detached, ST6, 2024–2026) - **Deviation:** +26.7% ## 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):** £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 | |------|------|------|------|------| | [High Street, Tunstall](http://87.117.209.195:8080/listings/e335dc3) | £550/mo | — | 0.45 miles | Rightmove | | [Scott Lidgett Road, Stoke-On-Trent, ST6](http://87.117.209.195:8080/listings/c721da8) | £498/mo | 4 | 0.53 miles | Rightmove | | [The Boulevard, Stoke-on-Trent, ST6](http://87.117.209.195:8080/listings/23de26c) | £595/mo | — | 0.7 miles | Rightmove | | [Lingard Street, Burslem, Stoke-on-Trent, ST6](http://87.117.209.195:8080/listings/a888413) | £750/mo | — | 0.96 miles | Rightmove | **Average rent: £598/mo (4 listings)** ## 1% Rule - **Rent ratio:** 0.18% (weak for cashflow) - **Max investor price (0.8%):** £71,625 - **Target investor price (1%):** £57,300 *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 £573/mo).* - **Gross yield:** 2.1% - **Cost-to-rent:** 47.3× - **Monthly cashflow:** £-789/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -10% *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:** £3,009/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 23% - **10y growth:** 44.2% ## House Price Index (HM Land Registry) *Official index for Stoke-on-Trent; Detached series; as of March 2026.* - **1y growth (index):** 1.2% - **5y growth (index):** 23.3% - **10y growth (index):** 57.2% ## 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)