Summary -
Woodlands Farm,Pool End,LEEK,ST13 8SE
ST13 8SE
5 bed 3 bath Detached
Substantial country home with barn and paddock — huge potential, needs renovation..
Spacious 5-bed detached farmhouse on c.4.14 acres with paddock and mature gardens
Detached barn ~1,800 sqft — potential annexe or conversion (subject to consent)
Recent major works: new roof and replacement windows completed
Requires general modernisation throughout; renovation budget needed
Septic tank non-compliant with General Binding Rules — remediation required
Public footpath across paddock; part of driveway crosses non-owned land
Very slow broadband speeds despite excellent mobile signal
Above-average council tax band; large running/maintenance costs for grounds
Woodlands Farm is a substantial detached family home set in approximately 4.14 acres at the end of a long, private driveway, less than 2 miles from historic Leek. The house offers vast, flexible living across two storeys — five bedrooms, three reception rooms and three bathrooms — plus a detached barn of nearly 1,800 sq ft that currently serves as garaging and workshop space. Several recent upgrades have been completed, including replacement windows and a new roof, reducing immediate major-expenditure risk.
The plot and layout will especially appeal to buyers seeking space and rural privacy: extensive gardens, specimen trees, terraces and a paddock provide scope for equestrian use, extensive landscaping or amenity development. Internally the property features generous room sizes, a triple-aspect sitting room with open fireplace, separate dining room, open-plan kitchen/breakfast area, ground-floor bedroom with adjoining bathroom and multiple first-floor bedroom options with potential for en suites.
Important practical considerations are straightforward and factual. The house needs general modernisation and renovation to reach contemporary standards; broadband speeds are very slow. The property uses a septic tank that is currently non-compliant with General Binding Rules and will need addressing. There is a public footpath across the paddock and part of the driveway crosses land not owned with potential access implications. Conversion of the barn to separate accommodation would require planning consent.
For families or buyers wanting a large, characterful rural home with development potential, Woodlands Farm offers a rare canvas. It combines immediate liveability (roof and windows replaced) with longer-term projects (modernisation, septic compliance, barn conversion) — suitable for a sympathetic refurbishment or a more ambitious 'Grand Designs' style transformation.
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