# 3 bedroom house for sale (ST13 7PQ)

## Property Details

| Key | Value |
|-----|-------|
| Address | Bridge Flatts Farm, Winkhill, Leek, ST13 7PQ |
| Price | £745,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |

## Description

FOR SALE AS A WHOLE OR IN FOUR LOTS

Offering a Traditional Stone Built Farmhouse, Range of Outbuildings and 22.24 acres or thereabouts situated in Winkhill in the Staffordshire Moorlands with good commuting links to local market towns and enjoying panormaic views over the Peak District and local countryside.

An exciting opportunity for either farmers, developers, environmentalists or those simply looking for a rural property in a pictureresque setting.

Early Viewing Recommended.

**Directions** - From our Leek office take the A523 to Ashbourne from Leek and continue along this road for approx 6 miles at which point take a left onto Bromleyhedge Lane, after 0.5 miles take a sharp left onto Pethills Lane and the property will be found on the left identifiable by our agents "For Sale" board.

**What 3 Words** - ///continues.tour.validated

**Please Download The Attached Brochure** -

## Property Photos

- ![Flatts-1.jpg](/listings/photos/172457606/78515) - Flatts-1.jpg
- ![Flatts-8.jpg](/listings/photos/172457606/78516) - Flatts-8.jpg
- ![Flatts-12.jpg](/listings/photos/172457606/78517) - Flatts-12.jpg
- ![Flatts-11 with Lines.jpg](/listings/photos/172457606/78518) - Flatts-11 with Lines.jpg
- ![20251105_103942.jpg](/listings/photos/172457606/78519) - 20251105_103942.jpg
- ![20251105_102017.jpg](/listings/photos/172457606/78520) - 20251105_102017.jpg
- ![20251105_102036.jpg](/listings/photos/172457606/78521) - 20251105_102036.jpg
- ![20251105_102123.jpg](/listings/photos/172457606/78522) - 20251105_102123.jpg
- ![20251105_101804.jpg](/listings/photos/172457606/78523) - 20251105_101804.jpg
- ![20251105_101754.jpg](/listings/photos/172457606/78524) - 20251105_101754.jpg
- ![20251105_101825.jpg](/listings/photos/172457606/78525) - 20251105_101825.jpg
- ![20251105_100626.jpg](/listings/photos/172457606/78526) - 20251105_100626.jpg
- ![20251105_100723.jpg](/listings/photos/172457606/78527) - 20251105_100723.jpg
- ![20251105_101715.jpg](/listings/photos/172457606/78528) - 20251105_101715.jpg
- ![Flatts-9.jpg](/listings/photos/172457606/78529) - Flatts-9.jpg
- ![20251105_103959.jpg](/listings/photos/172457606/78530) - 20251105_103959.jpg
- ![20251105_103853.jpg](/listings/photos/172457606/78531) - 20251105_103853.jpg
- ![20251105_103843.jpg](/listings/photos/172457606/78532) - 20251105_103843.jpg
- ![20251105_103809.jpg](/listings/photos/172457606/78533) - 20251105_103809.jpg
- ![20251105_104027.jpg](/listings/photos/172457606/78534) - 20251105_104027.jpg
- ![20251105_104831.jpg](/listings/photos/172457606/78535) - 20251105_104831.jpg
- ![20251105_105900.jpg](/listings/photos/172457606/78536) - 20251105_105900.jpg
- ![20251105_110014.jpg](/listings/photos/172457606/78537) - 20251105_110014.jpg
- ![20251105_110731.jpg](/listings/photos/172457606/78538) - 20251105_110731.jpg
- ![20251105_110830.jpg](/listings/photos/172457606/78539) - 20251105_110830.jpg
- ![Flatts-2.jpg](/listings/photos/172457606/78540) - Flatts-2.jpg
- ![Plan.jpg](/listings/photos/172457606/78541) - Plan.jpg

## Floorplans

- ![Floorplan - Bridge Flats Farm, LEEK.jpg](/listings/photos/172457606/78542) - Floorplan - Bridge Flats Farm, LEEK.jpg
- ![Plan.jpg](/listings/photos/172457606/78543) - Plan.jpg

## EPC Graphs

- ![EE Rating](/listings/photos/172457606/78544) - EE Rating

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| LONG DITCH PETHILLS LANE, WINKHILL, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 7PQ | £832,500 | 14/03/2022 | Other |

**Area average:** £832,500 (1 sale)

## Price vs local average

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

- **Local average:** £425,883 (9 Other, ST13, 2024–2026)
- **Deviation:** +74.9%

## Rental Range

*ONS Price Index of Private Rents (Staffordshire Moorlands). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £659/mo
- **Realistic:** £732/mo
- **Optimistic:** £805/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 |
|------|------|------|------|------|
| [Crowborough, Lask Edge, Leek](http://87.117.209.195:8080/listings/b22f66f) | £1,600/mo | 3 | 10.33 miles | Rightmove |

**Average rent: £1,600/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.21% (weak for cashflow)
- **Max investor price (0.8%):** £200,000
- **Target investor price (1%):** £160,000

*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 £1,600/mo).*

- **Gross yield:** 2.6%
- **Cost-to-rent:** 38.8×
- **Monthly cashflow:** £-1,519/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -8.4%

*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:** -26.8%
- **10y growth:** 8.1%

## House Price Index (HM Land Registry)

*Official index for Staffordshire Moorlands; All dwelling types series; as of August 2026.*

- **1y growth (index):** 5.1%
- **5y growth (index):** 18.6%
- **10y growth (index):** 50.6%

## 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)