11, HAMS CLOSE, BIDDULPH, STOKE-ON-TRENT, ST8 6PR - £98,500

Based on the January 2025 Price Paid Data (released on 3rd March 2025), the December 2024 House Price Index (released on 19th February 2025), and the January 2025 Energy Performance of Buildings Data (released on 27th February 2025). Sources

11 HAMS CLOSE is a very small semi-detached house of 56m², built sometime between 1983 and 1990, which could now be worth an estimated £163,560. It was last sold for £98,500 in September 2012, which was around 24% below the average September 2012 semi-detached price in the Staffordshire Moorlands local authority area. The most recent EPC inspection was November 2024, where the current energy rating was D, and the potential energy rating was B.

11 HAMS CLOSE Sold Prices

Land registry data shows three sales for 11 HAMS CLOSE since 1^st January 1995. The below table shows the price paid for the three sales, along with the average semi-detached price in the Staffordshire Moorlands local authority area for the corresponding sale date. All of the three 11 HAMS CLOSE sales were for below the average price. The average price is sourced from the Office for National Statistics' House Price Index (HPI).

Date	Price	HPI Price	Variation from HPI
2012 7 SEP	£98,500	£130,014	24% below HPI
2001 6 JUN	£52,500	£58,694	11% below HPI
1995 23 OCT	£35,000	£43,038	19% below HPI

11 HAMS CLOSE Price Paid vs. HPI Average

The below graph shows the average semi-detached house price in the Staffordshire Moorlands local authority area over time, sourced from the HPI. The three 11 HAMS CLOSE sales between October 1995 and September 2012 have been plotted on the graph. A line has been extrapolated to show what the value of the property might have been over time, following each sale, had it maintained the same margin above or below the HPI (as a percentage). For example, the June 2001 sale was for 11% below the HPI. So the extrapolation line tracks at 11% below the HPI over time, until the September 2012 sale, where it falls to 24% below the HPI. The line then continues to track at 24% below the HPI.

What might 11 HAMS CLOSE be worth now?

11 HAMS CLOSE might now be worth an estimated £163,560.

This is based on house price inflation of 66.1%, between September 2012 and February 2025, for semi-detached houses, in the Staffordshire Moorlands local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 66.1% inflationary increase is applied to the most recent sale price for 11 HAMS CLOSE of £98,500 on 7th September 2012. For the value to have increased from £98,500 to £163,560 over the thirteen years and seven months to February 2025, the following assumptions must hold true:

• The value of 11 HAMS CLOSE has moved in line with the HPI for semi-detached houses in the Staffordshire Moorlands local authority area.
• The September 2012 sale price of £98,500 represented a fair market value for the property.
• The size, condition, and specification of 11 HAMS CLOSE has not materially changed since September 2012.

How Large is 11 HAMS CLOSE?

11 HAMS CLOSE is 56m² according to the EPC inspection conducted in November 2024. This puts it in the smallest 10% of semi-detached houses houses in Biddulph, based on EPC data. The below chart shows the distribution of semi-detached houses houses by size in Biddulph, and where 11 HAMS CLOSE lies on this distribution: 2% of semi-detached houses houses are smaller than 11 HAMS CLOSE, and 97% of houses are larger. Note that EPC data is not available for all properties in Biddulph.

11 HAMS CLOSE: Plot and Title Map

11 HAMS CLOSE sits on a plot of roughly 0.043 of an acre, or 173m². The below map shows the location of 11 HAMS CLOSE, an approximate outline of the building(s), and the indicative extent of the property. The plot extent is a Land Registry INSPIRE Index Polygon, and it is important to note that a title may include more than one polygon, whereas only one polygon is shown on the map (the polygon which intersects with the position of 11 HAMS CLOSE). The full extent of the land contained in any registered title can only be identified from the individual title plan. The maps on this page should not be relied upon to establish the extent of a title.

Where is 11 HAMS CLOSE?

11 HAMS CLOSE is located in BIDDULPH, in the ST8 postcode district. The below map shows the position of No. 11 on HAMS CLOSE.