# Land for sale (ST13 8UA) ## Property Details | Key | Value | |-----|-------| | Address | Upper Hulme, Leek, ST13 8UA | | Price | £900,000 | ## Description FOR SALE BY PRIVATE TREATY Offers in the Region of £900,000 Buildings & Land at Windy Gates, Upper Hulme, Extending to 119.25 Acres or Thereabouts The main building is stone & brick built with a tiled roof, with two further sheds built off the main barn being portal framed. There is a yard area to the front and also an existing muck store behind the buildings. The buildings may have potential for alternative uses subject to any necessary planning consents and any interested parties should make their own enquiries of the local planning authority. **Situation/Directions** - The land is located along Roach Road, just outside of Upper Hulme in the Peak District National Park. It is 4.3 miles from Leek and 10.3 miles from Buxton as indicated by the agent’s ‘For Sale’ boards. It is a ring fenced block of grassland with a range of buildings, nestled below the Roaches, enjoying an elevated location set in picturesque countryside with outstanding views over the surrounding countryside. What three words ///juices.rural.nozzles **Please Download External Brochure** - ## Property Photos - ![Windy Gates - amended 2.jpg](/listings/photos/163542743/46023) - Windy Gates - amended 2.jpg - ![IMG_4172.JPEG](/listings/photos/163542743/46024) - IMG_4172.JPEG - ![IMG_4177.JPEG](/listings/photos/163542743/46026) - IMG_4177.JPEG - ![Windy Gates-6.jpg](/listings/photos/163542743/46028) - Windy Gates-6.jpg - ![Windy Gates - amended 3.jpg](/listings/photos/163542743/46030) - Windy Gates - amended 3.jpg - ![IMG_4179.JPEG](/listings/photos/163542743/46031) - IMG_4179.JPEG - ![Windy Gates.jpg](/listings/photos/163542743/46032) - Windy Gates.jpg - ![IMG_4175.JPEG](/listings/photos/163542743/46033) - IMG_4175.JPEG - ![IMG_4173.JPEG](/listings/photos/163542743/46034) - IMG_4173.JPEG - ![IMG_4178.JPEG](/listings/photos/163542743/46035) - IMG_4178.JPEG - ![Windy Gates-2.jpg](/listings/photos/163542743/46036) - Windy Gates-2.jpg - ![Windy Gates-4.jpg](/listings/photos/163542743/46037) - Windy Gates-4.jpg - ![Windy Gates-7.jpg](/listings/photos/163542743/46038) - Windy Gates-7.jpg - ![Windy Gates-8.jpg](/listings/photos/163542743/46039) - Windy Gates-8.jpg - ![Land at Windy Gates - Amended.jpg](/listings/photos/163542743/46040) - Land at Windy Gates - Amended.jpg ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | 81 - 83 MILL STREET, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 8EU | £270,000 | 14/10/2025 | Other | | WHITE LEE HEAD, MEERBROOK, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 8SU | £855,000 | 20/02/2025 | Other | | ABBEY INN ABBEY GREEN ROAD, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 8SA | £355,000 | 08/01/2025 | Other | | RUDYARD VALE CARAVAN PARK LAKE ROAD, RUDYARD, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 8RN | £995,000 | 14/06/2024 | Other | | 20 WEST STREET, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 8AA | £150,000 | 28/07/2023 | Other | | MCDONALDS RESTAURANTS LTD CHURNET WAY, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 8YG | £1,560,000 | 06/06/2023 | Other | | HIGH ASH, RUDYARD, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 8RU | £1,200,000 | 28/04/2023 | Other | | HERONS VIEW, RUDYARD, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 8RP | £280,000 | 30/03/2023 | Other | | BRITANNIA MILL 1 WEST STREET, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 8AF | £210,000 | 24/11/2022 | Other | | SHAWSIDE FARM, UPPER HULME, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 8UQ | £703,800 | 02/11/2022 | Other | | 25 OAKWOOD ROAD, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 8LW | £20,000 | 26/10/2022 | Other | | GROVE GARDENS JUBILEE TERRACE, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 8DR | £67,500 | 07/10/2022 | Other | | 22 WEST STREET, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 8AA | £160,000 | 30/09/2022 | Other | | FOUR WINDS HEATH HOUSE LANE, HORTON, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 8RX | £495,000 | 07/09/2022 | Other | | BANK FARM BRIDGE END, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 8LG | £349,950 | 31/08/2022 | Other | | PARNELL FARM, MEERBROOK, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 8SU | £490,000 | 11/07/2022 | Other | | SUMMERHILL CLOUGH FARM, UPPER HULME, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 8UG | £30,000 | 30/06/2022 | Other | | 1A ORCHARD COURT, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 8LA | £87,000 | 30/05/2022 | Other | | THE LAURELS REACLIFFE ROAD, RUDYARD, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 8RS | £640,000 | 27/05/2022 | Other | | HOLLY OAKS REACLIFFE ROAD, RUDYARD, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 8RS | £640,000 | 27/05/2022 | Other | **Area average:** £477,913 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £482,795 (10 Other, ST13, 2024–2026) - **Deviation:** +86.4% ## 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).* ## 1% Rule - **Rent ratio:** 0.08% (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.* ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 6.4% - **10y growth:** 1865% ## House Price Index (HM Land Registry) *Official index for Staffordshire Moorlands; All dwelling types series; as of March 2026.* - **1y growth (index):** 2.4% - **5y growth (index):** 17.2% - **10y growth (index):** 54% ## 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)