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5 bed house for sale The Lloyd, Hales, TF9

Guide price

£2,850,000

Added on 22/09/2026

Type: House
Bedrooms: 5
Bathrooms: 3
Size: £208 per sq ft
Tenure: Freehold

Council tax Band F £3,372 a year EPC E 44 potential C

Key features

A five bedroom farmhouse with versatile accommodation, along with a separate two bedroom barn conversion with windows over stables, and the potential for further conversion.
32 Stables, 8 additional pens, tack, feed, wash rooms, solarium and stores, 66m x 27m Indoor Arena, with LED lighting, softrack (silica sand/wax) surface.
Floodlit outdoor Manege, 62m x 25m, with a Flexiride surface. Covered Claydon 5 Horse Walker, with rubber floor matting.
Secondary Indoor School, 12m x 27m, with a chopped rubber surface.
Hay / bedding barn & Lean to young stock barn ( 45m x 31m). Three gated entrances to yard, spacious lorry parking / circulation.
Man made lakes situated beyond the property, specifically for drainage, offering turnout all year round.
Within about an hour of many of the main competition venues.

About this property

A fantastic equestrian yard, with about 53 acres, indoor school and outdoor ménage, covered horse walker, a Georgian farmhouse and a separate barn conversion.

Lloyd Farm offers a rare mix of superb residential accommodation together with first class equestrian facilities and outbuildings, all set within the properties 53 acres.

Floorplan

Energy performance

E 44

Current

Potential

92+

81-91

69-80

78 C

55-68

39-54

44 E

21-38

1-20

This home is rated band E, scoring 44 out of 100. The average British home is band D. Its certificate says it could reach band C (78) if the improvements it recommends were carried out.

Read from the certificate published with this listing, so it may not be the latest one. Check the government EPC register for the full certificate and its recommendations.

Council tax

Band F £3,372 a year

Per year

Band A

£1,556
Band B

£1,816
Band C

£2,075
Band D

£2,334
Band E

£2,853
Band F

This home: £3,372
Band G

£3,890
Band H

£4,669

This home is in band F, which costs £3,372 a year in Newcastle-under-Lyme for 2026/27.

Figures from MHCLG (Open Government Licence v3): the average bill for each band across Newcastle-under-Lyme, including the typical parish precept, so a parish's own bill can differ a little. Discounts lower the bill, such as 25% off for an adult living alone. Check a home's band on GOV.UK.

Price guide

This home

£208 / sq ft

Area average (sold)

£259 / sq ft

Price per area, sold homes nearby

£186 / sq ft

£208 / sq ft

£335 / sq ft

Lowest

This home

Highest

£208 per sq ft, below the middle of recent sales in TF9 (£186–£335, 10th–90th percentile, 576 sales over 24 months).

Lowest and highest are the 10th and 90th percentiles of 576 homes sold in TF9 over the last 24 months. This home's figure uses its asking price. All sold £/sq ft in TF9 →

Location

The Lloyd, Hales, TF9

Open map Street View

Mortgage and stamp duty

Property price £2,850,000

£1.4m £4.3m

Deposit10% £285,000

£0 £2.9m

Interest rate 4.5%

0.5% 15%

Repayment period 25 years

5 years 40 years

A £2,565,000 mortgage. Most lenders would want a household income of about £570,000 to support it.

A guide only, for a capital repayment mortgage. The rate you are offered and what you can borrow depend on your circumstances and a full application with a lender or broker. Your home may be repossessed if you do not keep up repayments on your mortgage.

Properties sold nearby

HM Land Registry sales in TF9. Floor areas from Energy Performance Certificates where matched.

Address	Type	Sold	Size	Size	£/sq ft	Price
13, Hawthorn Way TF9 1QH Terraced	Terraced	Aug 2026	829 sq ft £193/sq ft	829 sq ft	£193	£160,000
8, Hampton Drive TF9 3RP Detached	Detached	Aug 2026	1,851 sq ft £255/sq ft	1,851 sq ft	£255	£472,500
27, Orwell Road TF9 3FX Detached	Detached	Aug 2026	1,496 sq ft £213/sq ft	1,496 sq ft	£213	£319,000
54, Walkmill Road TF9 1JZ Semi-detached	Semi-detached	Jul 2026	947 sq ft £206/sq ft	947 sq ft	£206	£195,000
48, Shrewsbury Road TF9 3DL Semi-detached	Semi-detached	Jul 2026	635 sq ft £218/sq ft	635 sq ft	£218	£138,500
24, Maer Lane TF9 3AL Detached	Detached	Jul 2026	1,378 sq ft £261/sq ft	1,378 sq ft	£261	£360,000
2, Prospect Court, Alexandra Road TF9 3HP Flat / maisonette	Flat / maisonette	Jul 2026	614 sq ft £179/sq ft	614 sq ft	£179	£110,000
36, Summerhill Gardens TF9 1BQ Semi-detached	Semi-detached	Jul 2026	1,163 sq ft £198/sq ft	1,163 sq ft	£198	£230,000