BEECH TREES, LEEK ROAD, WETLEY ROCKS, STOKE-ON-TRENT, ST9 0AP - £520,000

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

BEECH TREES is a very large extended detached house of 262m², built sometime between 2007 and 2011, which could now be worth an estimated £521,277. It was last sold for £520,000 in March 2023, which was around 67% above the average March 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.

BEECH TREES Sold Prices

Land registry data shows three sales for BEECH TREES 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 BEECH TREES 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 MAR	£520,000	£310,598	67% above HPI
2015 8 APR	£340,000	£209,297	62% above HPI
2004 20 FEB	£140,000	£161,332	13% below HPI

BEECH TREES 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 BEECH TREES sales between February 2004 and March 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 April 2015 sale was for 62% above the HPI. So the extrapolation line tracks at 62% above the HPI over time, until the March 2023 sale, where it rises to 67% above the HPI. The line then continues to track at 67% above the HPI.

What might BEECH TREES be worth now?

BEECH TREES might now be worth an estimated £521,277.

This is based on house price inflation of 0.2%, between March 2023 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 0.2% inflationary increase is applied to the most recent sale price for BEECH TREES of £520,000 on 31st March 2023. For the value to have increased from £520,000 to £521,277 over the three months to December 2024, the following assumptions must hold true:

• The value of BEECH TREES has moved in line with the HPI for detached houses in the Staffordshire Moorlands local authority area.
• The March 2023 sale price of £520,000 represented a fair market value for the property.
• The size, condition, and specification of BEECH TREES has not materially changed since March 2023.

How Large is BEECH TREES?

BEECH TREES is 262m², which includes one extension, according to the EPC inspection conducted in March 2023. This puts it in the largest 10% of detached houses houses in Wetley Rocks, based on EPC data. The below chart shows the distribution of detached houses houses by size in Wetley Rocks, and where BEECH TREES lies on this distribution: 96% of detached houses houses are smaller than BEECH TREES, and 4% of houses are larger. Note that EPC data is not available for all properties in Wetley Rocks.

BEECH TREES: Plot and Title Map

BEECH TREES sits on a plot of roughly 0.120 of an acre, or 485m². The below map shows the location of BEECH TREES, 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 BEECH TREES). 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 BEECH TREES?

BEECH TREES is located on LEEK ROAD in WETLEY ROCKS, in the ST9 postcode district. The below map shows the position of BEECH TREES on LEEK ROAD.