# 3 bedroom detached house for sale (ST10 1UQ) ## Property Details | Key | Value | |-----|-------| | Address | 9 ASH TREE HILL, CHEADLE, STOKE-ON-TRENT ST10 1UQ | | Price | £365,000 | | Bedrooms | 3 | | Bathrooms | 3 | | Construction age | England and Wales: 1983-1990 | | Floor area | 114 m² | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** C - **Expiry date:** 25/06/2035 - **Current heating cost:** £982/year - **Est. upgrade cost to C:** £16,735 ### Recommendations - W2 (£5,000 - £10,000) - G (£220 - £250) - U (£8,000 - £10,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2562-0402-0245-1466-1189) ## Description We are delighted to welcome to the market this beautiful detached home, ideally situated on an exclusive cul-de-sac in the heart of Cheadle. From the moment you step inside, the property exudes timeless elegance and offers a true turn-key opportunity, perfectly suited to those looking to downsize or grow as a family. Conveniently located within walking distance of the town centre, reputable schools, and a range of local amenities, Ash Tree Hill truly has it all. The superb lounge is both warm and inviting, offering ample space for dining and flowing seamlessly into the conservatory—an ideal sun-filled retreat to enjoy during the summer months. The kitchen is traditionally styled, featuring integrated appliances, quality finishes, and a breakfast bar—perfect for enjoying your morning coffee. The ground floor accommodation is completed by a convenient guest cloakroom. To the first floor, the property continues to impress with an extended master suite, comprising a spacious bedroom, a dedicated area currently used for home working, and a beautifully appointed en-suite bathroom. The second bedroom is well-proportioned, benefitting from built-in wardrobes and its own additional en-suite. Bedroom three is another generous double room, making this an ideal home for a small family. Externally, the property truly shines. The south-facing rear garden is a standout feature, offering a well-maintained lawn, established shrubs, an Indian stone patio, and a shed—providing something for the whole family to enjoy. To the front, the home continues to impress with a driveway and integral garage. Homes of this calibre are rarely available, and early viewing is highly recommended to fully appreciate all that this exceptional property has to offer. **Accommodation Comprises** - **Entrance Hall** - From the uPVC front door onwards, the property immediately feels homely, with a genuine sense of warmth and an inviting atmosphere throughout. A handy understairs cupboard helps keep belongings hidden. **Cloakroom** - 1.14m x 2.06m (3'9" x 6'9") - The downstairs cloakroom is both convenient and practical, featuring a pedestal wash hand basin and a low-flush WC. The space is enhanced by part-tiled walls complemented by stylish decor, while a uPVC window provides natural light and ventilation. **Lounge** - 3.35m x 7.21m (11'0" x 23'8") - The lounge truly serves as the heart of the home, offering a warm and inviting space perfect for both relaxing and entertaining guests. Generously proportioned, it comfortably accommodates a dining area and features double doors that open into a stunning conservatory. The room is enhanced by an Adam style fireplace housing a fitted gas fire, radiator, and a uPVC double-glazed window, allowing an abundance of natural light to flow seamlessly throughout. **Conservatory** - 3.23m x 3.66m (10'7" x 12'0") - A lovely room offering that exudes elegance while offering charming views over the beautifully maintained rear garden. Constructed with a part-wall base and uPVC framing, it also features an extractor fan above for added comfort. It serves as a versatile space for entertaining or as a peaceful retreat to relax with a book. **Fitted Kitchen** - 5.31m x 3.53m (17'5" x 11'7") - The kitchen is presented in a country cream style, featuring a range of high- and low-level cream cabinetry set against contrasting mottled gloss worktops, with coordinating tiling and flooring, and complemented by a white ceramic sink. It is well appointed with integrated appliances, including a dishwasher, washing machine, tumble dryer, fridge, and freezer, along with a built-in double oven and extractor fan. A practical breakfast bar further enhances the space, providing an ideal spot for casual dining and socialising while preparing meals. **Master Bedroom** - 5.33m x 4.88m (17'6" x 16'0") - The bedroom has been thoughtfully extended over the garage to create a spacious L-shaped layout. A Juliet balcony offers pleasant views over the garden, while a versatile additional area—currently used as a home office—could equally serve as an ideal dressing space. The room is further enhanced by two radiators for year-round comfort, with practical laminate flooring adding to both its functionality and overall appeal. **Ensuite** - 2.49m x 2.92m (8'2" x 9'7") - Forming part of the Master Suite having a featuring a walk-in shower, part-tiled walls, a low-flush WC, and a wash hand basin set within a sleek vanity unit. Laminate flooring completes the space, combining practicality with a modern aesthetic. **Bedroom Two** - 3.63m x 3.38m (11'11" x 11'1") - A well-proportioned and benefits from built-in furniture providing excellent storage. The room features laminate flooring, a large window allowing for plenty of natural light, and a radiator, with direct access to a private en-suite. **Ensuite** - 2.03m x 0.74m (6'8" x 2'5") - The second en-suite is both inviting and practical, featuring a walk-in shower and fully tiled walls. Stylish finishes include a chrome towel rail, complemented by a wash hand basin set within a sleek vanity unit, creating a smart and contemporary space. **Bedroom Three** - 2.41m x 2.64m (7'11" x 8'8" ) - Bedroom three is another generously sized room, featuring built-in wardrobes with mirrored sliding doors, a window that welcomes natural light, and a radiator for added comfort. **Family Bathroom** - 2.21m x 2.36m (7'3" x 7'9") - The bathroom features a contemporary all-white suite, including a wash hand basin set within sleek cabinetry and a low-flush WC. There is a panel bath with a shower spray over, complemented by fully tiled walls. Additional benefits include laminate flooring, a stainless steel towel radiator, and a privacy uPVC window, creating a clean and modern finish. **Outside** - Externally, the property enjoys a highly desirable position within a charming cul-de-sac, offering a wonderful sense of peace and privacy while remaining conveniently within easy walking distance of the town. To the front, a smart block-paved driveway provides ample parking and access to the attached garage. A side pathway leads to the rear south facing garden, which is a particularly attractive feature of the home. Beautifully maintained, it is mainly laid to lawn and complemented by well-established shrubbery, creating a lush and inviting outdoor space. The garden benefits from a high degree of privacy, with nothing overlooking from the rear, making it perfect for relaxing or entertaining. A paved patio area offers an ideal spot for al fresco dining, while a timber shed provides practical additional storage. **Attached Garage** - 2.51m x 5.79m (8'3" x 19'0") - Attached to the property, the garage offers a versatile space that could be adapted into an additional reception room or a ground floor bedroom, if required. **Services** - All mains services are connected. The property has the benefit of GAS CENTRAL HEATING AND DOUBLE GLAZING **Tenure** - We are informed by the vendors that the property is freehold, but this has not been verified and confirmation will be forthcoming from the vendors solicitors during normal pre-contract enquiries **Viewing** - Strictly by appointment only through the agents Kevin Ford & Co Lt, 19 High Street, Cheadle, Stoke on Trent, Staffordshire, ST10 1AA ) **Mortgage** - Kevin Ford & Co Ltd operate a free financial & mortgage advisory service and will be only happy to provide you with a quotation whether or not you are buying through our office. **Agents Notes** - None of these services, built in appliances or where applicable, central heating systems have been tested by the agents and we are unable to comment on their serviceability ## Property Photos - ![0K6A3708-Edit.jpg](/listings/photos/88232652/349393) - 0K6A3708-Edit.jpg - ![0K6A3568.jpg](/listings/photos/88232652/349394) - 0K6A3568.jpg - ![0K6A3564.jpg](/listings/photos/88232652/349395) - 0K6A3564.jpg - ![0K6A3548.jpg](/listings/photos/88232652/349396) - 0K6A3548.jpg - ![0K6A3572.jpg](/listings/photos/88232652/349397) - 0K6A3572.jpg - ![0K6A3588.jpg](/listings/photos/88232652/349398) - 0K6A3588.jpg - ![0K6A3604.jpg](/listings/photos/88232652/349400) - 0K6A3604.jpg - ![0K6A3580.jpg](/listings/photos/88232652/349401) - 0K6A3580.jpg - ![0K6A3700.jpg](/listings/photos/88232652/349403) - 0K6A3700.jpg - ![0K6A3632.jpg](/listings/photos/88232652/349404) - 0K6A3632.jpg - ![0K6A3636.jpg](/listings/photos/88232652/349405) - 0K6A3636.jpg - ![0K6A3648.jpg](/listings/photos/88232652/349407) - 0K6A3648.jpg - ![0K6A3644.jpg](/listings/photos/88232652/349408) - 0K6A3644.jpg - ![0K6A3664.jpg](/listings/photos/88232652/349410) - 0K6A3664.jpg - ![0K6A3660.jpg](/listings/photos/88232652/349411) - 0K6A3660.jpg - ![0K6A3668.jpg](/listings/photos/88232652/349412) - 0K6A3668.jpg - ![0K6A3676.jpg](/listings/photos/88232652/349413) - 0K6A3676.jpg - ![0K6A3620.jpg](/listings/photos/88232652/349415) - 0K6A3620.jpg - ![0K6A3684-Edit.jpg](/listings/photos/88232652/349417) - 0K6A3684-Edit.jpg - ![0K6A3692-Edit.jpg](/listings/photos/88232652/349419) - 0K6A3692-Edit.jpg - ![DJI_20260507174829_0144_D.jpg](/listings/photos/88232652/349423) - DJI_20260507174829_0144_D.jpg - ![DJI_20260507174744_0141_D.jpg](/listings/photos/88232652/349426) - DJI_20260507174744_0141_D.jpg - ![0K6A3600.jpg](/listings/photos/88232652/349429) - 0K6A3600.jpg - ![0K6A3592.jpg](/listings/photos/88232652/349431) - 0K6A3592.jpg - ![0K6A3556.jpg](/listings/photos/88232652/349434) - 0K6A3556.jpg - ![DJI_20260507174808_0143_D.jpg](/listings/photos/88232652/349436) - DJI_20260507174808_0143_D.jpg - ![Ash tree.png](/listings/photos/88232652/676691) - Ash tree.png ## Floorplans - ![Floor plan 9 ash tree.jpg](/listings/photos/88232652/349440) - Floor plan 9 ash tree.jpg - ![floorplan AT.png](/listings/photos/88232652/676692) - floorplan AT.png ## FENSA Certificates This property has 1 FENSA certificate(s) on record. ### FENSA Certificate #14362296 - **Address:** 9 Ash Tree Hill, Cheadle, ST10 1UQ - **Certificate Issued:** 13/12/2020 - **Work Completed:** 26/11/2020 - **Items:** 1 door(s) ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | 5 GLEBE GARDENS, CHEADLE, STOKE-ON-TRENT, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST10 1YW | £380,000 | 15/01/2026 | Detached | | CLAREMONT MAJORS BARN, CHEADLE, STOKE-ON-TRENT, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST10 1PY | £345,000 | 25/04/2025 | Detached | | 32 DRYDEN WAY, CHEADLE, STOKE-ON-TRENT, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST10 1YE | £294,000 | 29/08/2023 | Detached | | 4 THE GREEN, CHEADLE, STOKE-ON-TRENT, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST10 1PH | £300,000 | 25/08/2023 | Detached | | 24 BIRCHWOOD GROVE, CHEADLE, STOKE-ON-TRENT, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST10 1AP | £417,995 | 11/08/2023 | Detached | | 20 SHELLEY DRIVE, CHEADLE, STOKE-ON-TRENT, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST10 1XR | £395,000 | 18/07/2023 | Detached | | 22 HARDY CLOSE, CHEADLE, STOKE-ON-TRENT, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST10 1XQ | £235,000 | 24/04/2023 | Detached | | 2 THE GREEN, CHEADLE, STOKE-ON-TRENT, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST10 1PH | £339,000 | 31/03/2023 | Detached | | WHITE OAKS, 60A TOWN END, CHEADLE, STOKE-ON-TRENT, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST10 1PF | £195,000 | 28/02/2023 | Detached | | 39 BIRCHWOOD GROVE, CHEADLE, STOKE-ON-TRENT, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST10 1AP | £326,950 | 07/02/2023 | Detached | | THE BRIARS MAJORS BARN, CHEADLE, STOKE-ON-TRENT, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST10 1PY | £370,000 | 22/12/2022 | Detached | | SHA-TIN HEIGHTS MAJORS BARN, CHEADLE, STOKE-ON-TRENT, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST10 1PY | £350,000 | 14/12/2022 | Detached | | THE NEWLANDS THE BIRCHES, CHEADLE, STOKE-ON-TRENT, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST10 1EH | £329,000 | 30/11/2022 | Detached | | 37 BIRCHWOOD GROVE, CHEADLE, STOKE-ON-TRENT, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST10 1AP | £325,950 | 17/10/2022 | Detached | | 17 BROWNING CLOSE, CHEADLE, STOKE-ON-TRENT, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST10 1XD | £335,000 | 14/10/2022 | Detached | | 6A GLEBE GARDENS, CHEADLE, STOKE-ON-TRENT, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST10 1YW | £270,000 | 14/10/2022 | Detached | | 34 BIRCHWOOD GROVE, CHEADLE, STOKE-ON-TRENT, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST10 1AP | £369,995 | 30/09/2022 | Detached | | 4 GLEBE COURT, CHEADLE, STOKE-ON-TRENT, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST10 1XU | £200,000 | 30/09/2022 | Detached | | [Same street] 6 ASH TREE HILL, CHEADLE, STOKE-ON-TRENT, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST10 1UQ | £270,000 | 16/09/2022 | Detached | | [Same street] 11 ASH TREE HILL, CHEADLE, STOKE-ON-TRENT, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST10 1UQ | £330,000 | 16/09/2022 | Detached | | 1 BYRON CLOSE, CHEADLE, STOKE-ON-TRENT, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST10 1XB | £390,000 | 09/09/2022 | Detached | | 43 BIRCHWOOD GROVE, CHEADLE, STOKE-ON-TRENT, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST10 1AP | £324,950 | 31/08/2022 | Detached | | [Same street] 23 ASH TREE HILL, CHEADLE, STOKE-ON-TRENT, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST10 1UQ | £350,000 | 26/08/2022 | Detached | | [Same street] 26 ASH TREE HILL, CHEADLE, STOKE-ON-TRENT, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST10 1UQ | £367,000 | 14/04/2022 | Detached | | [Same street] 3 ASH TREE HILL, CHEADLE, STOKE-ON-TRENT, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST10 1UQ | £240,000 | 07/04/2022 | Detached | **Street average:** £311,400 (5 sales) **Area average:** £324,642 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £376,569 (49 Detached, ST10, 2024–2026) - **Deviation:** -3.1% ## 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:** 0.2% (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:** £3,202/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 32.4% - **10y growth:** 70.9% ## House Price Index (HM Land Registry) *Official index for Staffordshire Moorlands; Detached series; as of March 2026.* - **1y growth (index):** 2.2% - **5y growth (index):** 16.9% - **10y growth (index):** 52.9% ## 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)