THE BEECHES, CLAY LAKE, ENDON, STOKE-ON-TRENT, ST9 9DD - £275,000

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

THE BEECHES is a very large semi-detached house of 166m², built sometime before 1900, which could now be worth an estimated £430,310. It was last sold for £275,000 in September 2009, which was around 108% above the average September 2009 semi-detached price in the Staffordshire Moorlands local authority area. The most recent EPC inspection was April 2009, where the current energy rating was E, and the potential energy rating was D.

THE BEECHES Sold Prices

Land registry data shows two sales for THE BEECHES since 1^st January 1995. The below table shows the price paid for the two sales, along with the average semi-detached price in the Staffordshire Moorlands local authority area for the corresponding sale date. Both of the two THE BEECHES 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
2009 4 SEP	£275,000	£132,002	108% above HPI
1997 19 SEP	£123,800	£46,790	165% above HPI

THE BEECHES 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 two THE BEECHES sales from September 1997 and September 2009 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 1997 sale was for 165% above the HPI. So the extrapolation line tracks at 165% above the HPI over time, until the September 2009 sale, where it falls to 108% above the HPI. The line then continues to track at 108% above the HPI.

What might THE BEECHES be worth now?

THE BEECHES might now be worth an estimated £430,310.

This is based on house price inflation of 56.5%, between September 2009 and December 2024, 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 56.5% inflationary increase is applied to the most recent sale price for THE BEECHES of £275,000 on 4th September 2009. For the value to have increased from £275,000 to £430,310 over the fourteen years and nine months to December 2024, the following assumptions must hold true:

• The value of THE BEECHES has moved in line with the HPI for semi-detached houses in the Staffordshire Moorlands local authority area.
• The September 2009 sale price of £275,000 represented a fair market value for the property.
• The size, condition, and specification of THE BEECHES has not materially changed since September 2009.

How Large is THE BEECHES?

THE BEECHES is 166m² according to the EPC inspection conducted in April 2009. This puts it in the largest 20% of semi-detached houses houses in Endon, based on EPC data. The below chart shows the distribution of semi-detached houses houses by size in Endon, and where THE BEECHES lies on this distribution: 87% of semi-detached houses houses are smaller than THE BEECHES, and 13% of houses are larger. Note that EPC data is not available for all properties in Endon.

THE BEECHES: Plot and Title Map

THE BEECHES sits on a plot of roughly 0.325 of an acre, or 1,315m². The below map shows the location of THE BEECHES, 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 THE BEECHES). 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 THE BEECHES?

THE BEECHES is located on CLAY LAKE in ENDON, in the ST9 postcode district. The below map shows the position of THE BEECHES on CLAY LAKE.