Cornucopia House, 10 Josiah Drive, Barlaston, Stoke-on-Trent, ST12 9FN

UPRN:3455146069Detached House5 bedsBuilt -

FreeholdCouncil Tax: Band GEPC: B (87)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 4mo agoAmenities· 2mo agoArea· Census 2021

Cornucopia House, 10 Josiah Drive, Barlaston, Stoke-on-Trent, ST12 9FN

HP Score

/ 100

Mixed

Verdict

2 days ago

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate

Evidence

16 of 21 sources

Sale Estimate

-- - --

Rent Estimate (pcm)

-- - --

Verdict

Derived from HomePortfolio scores

Cornucopia House earns an INVESTIGATE rating with HP Score 64/100. Crime intensity is low. Walkability is limited (13/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is freehold. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesEPC RegisterPortal listingsOfcom Connected NationsOfcom mobile coverageHM Land Registry sales matched to addressDefra strategic noise mapping, England Round 4 (Contains Defra data © Crown copyright and database right 2023-2024, Open Government Licence v3.0)Walk ScoreONS Census 2021Police.ukHM Land Registry covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

64/ 100

Mixed

Investment Score

No data

Crime Score

23/ 100

Moderate

Walkability

13/ 100

Low

Transit & Bike

Transit 5Bike 42

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires rental_economics (no rent estimate available)

What we could establish

Valuation edge0/15
claims [sold-comps -6.6%, £/sqft -6.6%] → measured edge +0.00pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; AVM excluded (no market estimate available)
no market estimate available · snapshot 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 22.1%· as of 1 Nov 2026
Risk & liquidity9/15
39 sales/12mo in area
- property_intelligencetransactions_12mo

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Evidence

Where every number comes from

property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 22.1%Valuation edge · as of 1 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 5 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth Valuation methodology

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Rental economics could not be scored
no rent estimate available
Stress margin could not be scored
no rent to stress

Plan

Before you offer

1. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
2. Fill the rental economics gap before relying on the score.
no rent estimate available
3. Fill the stress margin gap before relying on the score.
no rent to stress
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Every step above was generated from a specific gap or flag in the evidence - no generic advice, no invented tasks.

Valuation & Market

Sale Estimate-

Rent Estimate (pcm)-

Gross Yield-

1y Growth-

3y Growth-0.7%

5y Growth-2.2%

10y Growth-2.2%

Last Sold Price£569,000 (2018-09-28)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0ST12 9FN

Approval Rate

-12mo

Development

low

26/FUL/00565
Erection of building (B2 Use Class) (retrospective)
Pending
26/HOU/00448
Single storey rear extension
Pending
26/DCC/00344
Discharge of conditions 3 (CEMP) and 4 (Written Scheme of Investigation) of permission 71577/FUL
Pending

View Planning Timeline

Ownership

Corporate Ownership75%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2018-09-28
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

5 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£29,041

Population Density-

Owner Occupied86%

Age Distribution

0-15 24%16-64 70%65+ 6%

View Area Profile

Schools Nearby

Strathmore College
0.8 mi
-
Newstead Primary Academy
0.9 mi
Outstanding
Ash Green Primary Academy
0.9 mi
Report card2026
Ofsted no longer awards a single overall grade.
Barlaston CofE (VC) First School
1.0 mi
Good

5 of 13 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

5 Josiah Drive
-
£320k
-
Flaxman House, 36 Josiah Drive
-
£648k
-
16 Josiah Drive
-
£665k
-
Equestria House, 14 Josiah Drive
-
£870k
-

Boundary data not available for this property

No registered title polygon, building footprint, or street match for this property yet.

Why: No HMLR INSPIRE / OSM footprint / OS Open USRN match for this UPRN

Source: HM Land Registry INSPIRE / OpenStreetMap / OS Open USRN