SYCAMORE COTTAGE, LEEK ROAD, WATERHOUSES, STOKE-ON-TRENT, ST10 3JS - £249,950

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

SYCAMORE COTTAGE is a large detached house of 122m², built sometime between 1900 and 1929, which could now be worth an estimated £390,963. It was last sold for £249,950 in May 2014, which was around 26% above the average May 2014 detached price in the Staffordshire Moorlands local authority area. The most recent EPC inspection was July 2014, where the current energy rating was F, and the potential energy rating was C.

SYCAMORE COTTAGE Sold Prices

Land registry data shows two sales for SYCAMORE COTTAGE since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the Staffordshire Moorlands local authority area for the corresponding sale date. Both of the two SYCAMORE COTTAGE sales were for above 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
2014 28 MAY	£249,950	£199,059	26% above HPI
2002 24 SEP	£169,950	£121,738	40% above HPI

SYCAMORE COTTAGE 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 two SYCAMORE COTTAGE sales from September 2002 and May 2014 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 September 2002 sale was for 40% above the HPI. So the extrapolation line tracks at 40% above the HPI over time, until the May 2014 sale, where it falls to 26% above the HPI. The line then continues to track at 26% above the HPI.

What might SYCAMORE COTTAGE be worth now?

SYCAMORE COTTAGE might now be worth an estimated £390,963.

This is based on house price inflation of 56.4%, between May 2014 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 56.4% inflationary increase is applied to the most recent sale price for SYCAMORE COTTAGE of £249,950 on 28th May 2014. For the value to have increased from £249,950 to £390,963 over the nine years and five months to December 2024, the following assumptions must hold true:

• The value of SYCAMORE COTTAGE has moved in line with the HPI for detached houses in the Staffordshire Moorlands local authority area.
• The May 2014 sale price of £249,950 represented a fair market value for the property.
• The size, condition, and specification of SYCAMORE COTTAGE has not materially changed since May 2014.

How Large is SYCAMORE COTTAGE?

SYCAMORE COTTAGE is 122m² according to the EPC inspection conducted in July 2014. This puts it in the largest 30% of detached houses houses in Waterhouses, based on EPC data. The below chart shows the distribution of detached houses houses by size in Waterhouses, and where SYCAMORE COTTAGE lies on this distribution: 77% of detached houses houses are smaller than SYCAMORE COTTAGE, and 23% of houses are larger. Note that EPC data is not available for all properties in Waterhouses.

SYCAMORE COTTAGE: Plot and Title Map

SYCAMORE COTTAGE sits on a plot of roughly 0.273 of an acre, or 1,106m². The below map shows the location of SYCAMORE COTTAGE, 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 SYCAMORE COTTAGE). 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 SYCAMORE COTTAGE?

SYCAMORE COTTAGE is located on LEEK ROAD in WATERHOUSES, in the ST10 postcode district. The below map shows the position of SYCAMORE COTTAGE on LEEK ROAD.