12, ROBIN HILL, BIDDULPH MOOR, STOKE-ON-TRENT, ST8 7NN - £295,000

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

12 ROBIN HILL is a small extended detached house of 85m², built sometime before 1900, which could now be worth an estimated £335,645. It was last sold for £295,000 in November 2020, which was around 8% above the average November 2020 detached price in the Staffordshire Moorlands local authority area. The most recent EPC inspection was March 2015, where the current energy rating was E, and the potential energy rating was A.

12 ROBIN HILL Sold Prices

Land registry data shows three sales for 12 ROBIN HILL since 1^st January 1995. The below table shows the price paid for the three sales, along with the average detached price in the Staffordshire Moorlands local authority area for the corresponding sale date. Two of the three 12 ROBIN HILL sales were for above the average price, whilst one was 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
2020 24 NOV	£295,000	£273,657	8% above HPI
2015 19 JUN	£242,000	£212,719	14% above HPI
2001 19 JAN	£72,500	£89,425	19% below HPI

12 ROBIN HILL Price Paid vs. HPI Average

The below graph shows the average detached house price in the Staffordshire Moorlands local authority area over time, sourced from the HPI. The three 12 ROBIN HILL sales between January 2001 and November 2020 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 2015 sale was for 14% above the HPI. So the extrapolation line tracks at 14% above the HPI over time, until the November 2020 sale, where it falls to 8% above the HPI. The line then continues to track at 8% above the HPI.

What might 12 ROBIN HILL be worth now?

12 ROBIN HILL might now be worth an estimated £335,645.

This is based on house price inflation of 13.8%, between November 2020 and December 2024, for 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 13.8% inflationary increase is applied to the most recent sale price for 12 ROBIN HILL of £295,000 on 24th November 2020. For the value to have increased from £295,000 to £335,645 over the three years and eleven months to December 2024, the following assumptions must hold true:

• The value of 12 ROBIN HILL has moved in line with the HPI for detached houses in the Staffordshire Moorlands local authority area.
• The November 2020 sale price of £295,000 represented a fair market value for the property.
• The size, condition, and specification of 12 ROBIN HILL has not materially changed since November 2020.

How Large is 12 ROBIN HILL?

12 ROBIN HILL is 85m², which includes one extension, according to the EPC inspection conducted in March 2015. This puts it in the smallest 40% of detached houses houses in Biddulph Moor, based on EPC data. The below chart shows the distribution of detached houses houses by size in Biddulph Moor, and where 12 ROBIN HILL lies on this distribution: 39% of detached houses houses are smaller than 12 ROBIN HILL, and 61% of houses are larger. Note that EPC data is not available for all properties in Biddulph Moor.

12 ROBIN HILL: Plot and Title Map

12 ROBIN HILL sits on a plot of roughly 0.067 of an acre, or 271m². The below map shows the location of 12 ROBIN HILL, 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 12 ROBIN HILL). 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 12 ROBIN HILL?

12 ROBIN HILL is located in BIDDULPH MOOR, in the ST8 postcode district. The below map shows the position of No. 12 on ROBIN HILL.