22, CROSSWAYS, BIDDULPH, STOKE-ON-TRENT, ST8 7DY - £359,000

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

22 CROSSWAYS is a large detached house of 107m², built sometime between 1967 and 1975, which could now be worth an estimated £384,875. It was last sold for £359,000 in May 2023, which was around 18% above the average May 2023 detached price in the Staffordshire Moorlands local authority area. The most recent EPC inspection was March 2023, where the current energy rating was C, and the potential energy rating was B.

22 CROSSWAYS Sold Prices

Land registry data shows three sales for 22 CROSSWAYS 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 22 CROSSWAYS 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
2023 31 MAY	£359,000	£304,555	18% above HPI
2020 31 JAN	£263,450	£255,196	3% above HPI
2010 26 MAR	£177,500	£193,142	8% below HPI

22 CROSSWAYS 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 22 CROSSWAYS sales between March 2010 and May 2023 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 January 2020 sale was for 3% above the HPI. So the extrapolation line tracks at 3% above the HPI over time, until the May 2023 sale, where it rises to 18% above the HPI. The line then continues to track at 18% above the HPI.

What might 22 CROSSWAYS be worth now?

22 CROSSWAYS might now be worth an estimated £384,875.

This is based on house price inflation of 7.2%, between May 2023 and February 2025, 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 7.2% inflationary increase is applied to the most recent sale price for 22 CROSSWAYS of £359,000 on 31st May 2023. For the value to have increased from £359,000 to £384,875 over the two years and three months to February 2025, the following assumptions must hold true:

• The value of 22 CROSSWAYS has moved in line with the HPI for detached houses in the Staffordshire Moorlands local authority area.
• The May 2023 sale price of £359,000 represented a fair market value for the property.
• The size, condition, and specification of 22 CROSSWAYS has not materially changed since May 2023.

How Large is 22 CROSSWAYS?

22 CROSSWAYS is 107m² according to the EPC inspection conducted in March 2023. This puts it in the largest 40% of detached houses houses in Biddulph, based on EPC data. The below chart shows the distribution of detached houses houses by size in Biddulph, and where 22 CROSSWAYS lies on this distribution: 61% of detached houses houses are smaller than 22 CROSSWAYS, and 38% of houses are larger. Note that EPC data is not available for all properties in Biddulph.

22 CROSSWAYS: Plot and Title Map

22 CROSSWAYS sits on a plot of roughly 0.117 of an acre, or 473m². The below map shows the location of 22 CROSSWAYS, 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 22 CROSSWAYS). 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 22 CROSSWAYS?

22 CROSSWAYS is located in BIDDULPH, in the ST8 postcode district. The below map shows the position of No. 22 on CROSSWAYS.