Woodcote Lane, Leek Wootton
West Midlands
£425,000
Listed on 13/10/2026
Listed on 13/10/2026
The listing
Property details
Bedrooms
3Type
DetachedArea
1266 sqftFeatures
- Garden
Description
This detached former gate house is set on a plot stated to be approximately 0.27 acres, with the final boundaries still to be confirmed. The accommodation includes a reception vestibule, lounge, dining room, breakfast room and kitchen, together with a study or potential third bedroom. Upstairs are two bedrooms and a bathroom. Two brick-built garden stores adjoin the house.
The property is described as requiring substantial improvement. The LPG central-heating boiler is decommissioned and has not been tested, so its condition and operation will need to be investigated. The house has no gas connection, although the listing states that all other main services are connected.
The property forms part of the curtilage of a Grade II listed building and is also in a conservation area. Any proposed alterations or development would therefore need to be checked against the relevant restrictions and approvals. The small tarmac driveway on the right is excluded from the sale and is designated as a turning area. The property is freehold.
WHOTS analysis
Our WHOTS verdict
An internal assessment of the opportunity to acquire, improve and create value.
50out of 100
Grade DWeak opportunity
Confidence: MEDIUM
At £425,000, this detached former gate house is priced below the local £/sqf average, giving a project buyer a comparatively cheap point of entry. The characterful house, substantial stated plot of around 0.27 acres and adjoining brick garden stores offer plenty to work with, while the multiple reception spaces and potential third bedroom give scope to rethink how the house is used.
This is a heavy project: peeling and damaged finishes, debris and unfinished surfaces appear across several rooms, the grounds need clearing, and temporary sheeting on parts of the roof makes inspection important. The kitchen and bathroom also need assessment. The £75,000–£140,000 renovation range is significant, and purchase plus refurb costs look tight against local value benchmarks, so the bargain entry price does not by itself guarantee comfortable project economics. The property is within the curtilage of a Grade II listed building and a conservation area, so check the applicable constraints before planning changes.
Key opportunities
- Rework the several reception spaces and potential third bedroom to suit a buyer’s needs while retaining the former gate house’s character.
- Clear and improve the substantial stated plot, and make use of the adjoining brick garden stores.
- Take on a full internal transformation, including assessing whether the damaged kitchen units can be repaired or should be replaced.
Key risks
- Peeling coverings, damaged surfaces and debris across several rooms, alongside overgrown grounds and a £75,000–£140,000 works range, make this a substantial budget and programme commitment rather than a cosmetic refresh.
- Temporary sheeting covers parts of the roof; its condition and any underlying repairs require inspection.
- The boiler is decommissioned and untested, and the property’s position within a Grade II listed building’s curtilage and a conservation area may affect proposed works.
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Current average 2-year fixed rate is 4.45%
Current average variable rate is 6.60%
Monthly Repayments
£1,606
Based on a loan of £318,750 over 30 years at 4.45% interest
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