# 6 bedroom detached house for sale (ST9 9DD) ## Property Details | Key | Value | |-----|-------| | Address | THE WILLOWS, CLAY LAKE, STOKE-ON-TRENT, ENDON, STAFFORDSHIRE ST9 9DD | | Price | £875,000 | | Bathrooms | 3 | | Council tax | G | | Construction age | England and Wales: 2007-2011 | | Floor area | 297 m² | | Last sold | £415,000 Sep 2011 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** B - **Expiry date:** 24/06/2036 - **Current heating cost:** £1,921/year - **Est. upgrade cost to C:** £9,000 ### Recommendations - U (£8,000 - £10,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/1036-9926-0600-0265-3226) ## Description Selling with NO CHAIN, Whittaker & Biggs would like to welcome you to The Willows, Clay Lake. This impressive detached house offers a remarkable living experience. Built in 2008, the property spans an expansive 3,878 square feet and is designed across three well-planned floors, providing ample space for family living. The home features six generous bedrooms, with one of them currently being utilised as a dedicated cinema room. The principal bedroom suite occupies the second floor, boasting an impressive length of over 8 metres, creating a luxurious retreat with en-suite facilities. Bedroom two is equally appealing, complete with its own en-suite bathroom and dressing room, perfect for those who appreciate a touch of elegance. Notably, bedroom four benefits from a delightful balcony that overlooks the beautifully maintained garden, offering a serene spot to unwind. The property includes two spacious reception rooms, providing versatile spaces for entertaining guests or enjoying family time. A separate gym room adds to the appeal, allowing for a convenient fitness area within the comfort of your home. Additional features include a utility room and an integral double garage, ensuring practicality and ease of living. The driveway accommodates multiple vehicles, making it ideal for families or those who enjoy hosting visitors and has an integrated automation system for the gates, garage doors and access control/CCTV, which are controlled from the kitchen and have individual controllers. With no onward chain, this property is ready for you to move in and make it your own. This exquisite home in Endon is not just a house; it is a lifestyle choice, offering both space and comfort in a desirable location. Don’t miss the opportunity to view this exceptional property. Call Whittaker & Biggs on to book your viewing today. **Ground Floor** - **Entrance Hall** - 7.17 x 3.27 max measurement (23'6" x 10'8" max mea - UPVC double glazed door with transom window and side light windows to the frontage, stairs to the first floor, under stairs storage cupboard, radiator, inset ceiling spotlights. **Sitting Room** - 6.36 x 6.17 max measurement (20'10" x 20'2" max me - UPVC double glazed bay window to the side aspect, UPVC double glazed window to the rear, two radiators. **Dining Room** - 4.92 x 3.77 (16'1" x 12'4") - UPVC double glazed French doors to the rear, UPVC double glazed picture window to the rear, tiled floor, two radiators. **Breakfast Kitchen** - 6.15 x 3.48 (20'2" x 11'5") - UPVC double glazed window to the rear, high gloss units to the base and eye level, island unit, composite sink and a half with drainer, chrome mixer tap, Rangemaster range oven, Rangemaster extractor fan, integral Hotpoint dishwasher, inset ceiling spotlights, vertical chrome radiator, space for an American style fridge freezer. **Gym / Reception Three** - 3.37 x 3.35 (11'0" x 10'11") - UPVC double glazed window to the side aspect, radiator, inset ceiling spotlights, pedestrian door to the garage. **Utility Room** - 2.36 x 1.29 (7'8" x 4'2") - Base units, space and plumbing for a washing machine, space for an under counter fridge, stainless steel sink and drainer, chrome mixer tap, extractor fan, radiator. **Wc** - 1.94 x 1.02 (6'4" x 3'4") - Vanity wash hand basin, chrome mixer tap, low level WC, radiator, extractor fan. **Integral Double Garage** - 6.24 x 6.00 max measurement (20'5" x 19'8" max mea - Two single electric doors, power and light. Boiler room housing the gas fired boiler, water tank and expansion tank. **First Floor** - **Landing** - UPVC double glazed corner window to the frontage, UPVC double glazed window to the frontage, UPVC double glazed window to the side aspect, two radiators, stairs to the second floor, built-in banquette seating. **Bedroom Two** - 6.19 x 3.79 (20'3" x 12'5") - Two UPVC double glazed windows to the side aspect, two radiators, inset ceiling spotlights, built-in ceiling speakers, en-suite and dressing room. **En-Suite Two** - 2.73 x 1.97 (8'11" x 6'5") - Inset bath, chrome mixer tap, handheld shower attachment, vanity wash hand basin, chrome mixer tap, low level WC, chrome ladder radiator, inset ceiling spotlights, extractor fan. **Dressing Room** - 3.40 x 1.97 (11'1" x 6'5") - Inset ceiling spotlights, loft hatch, hanging rails, radiator. **Bedroom Three** - 4.95 x 3.83 (16'2" x 12'6") - UPVC double glazed window to the rear, radiator. **Bedroom Four** - 4.76 x 3.40 max measurement (15'7" x 11'1" max mea - UPVC double glazed French doors to the rear onto a timber balcony, UPVC double glazed window to the side aspect, radiator, under stairs storage cupboard. **Bedroom Five** - 3.57 x 3.35 (11'8" x 10'11") - UPVC double glazed window to the rear, radiator. **Bedroom Six / Cinema Room** - 5.96 x 2.27 (19'6" x 7'5") - UPVC double glazed window to the side aspect, radiator, inset ceiling spotlights. **Family Bathroom** - 2.72 x 2.27 (8'11" x 7'5") - UPVC double glazed window to the side aspect, freestanding egg bath, floor mounted chrome mixer tap and handheld shower attachment, walk-in shower enclosure, chrome fitments, rainfall shower head, pedestal wash hand basin, chrome mixer tap, low level WC, inset ceiling spotlights, chrome ladder radiator, extractor fan. **Second Floor** - **Bedroom One** - 8.54 x 4.46 max measurement (28'0" x 14'7" max mea - UPVC double glazed window to the side aspect, three Velux skylights to the rear, inset ceiling spotlights, eaves storage, two radiators, en-suite. **En-Suite One** - 3.01 x 2.42 (9'10" x 7'11") - Velux skylight to the rear, panel bath, chrome mixer tap, handheld shower attachment, walk-in shower enclosure, chrome fitments, rainfall shower head, pedestal wash hand basin, chrome mixer tap, low level WC, inset ceiling spotlights, extractor fan, chrome ladder radiator. **Externally** - To the frontage, block paved driveway suitable for multiple vehicles, electric gates, CCTV, intercom, fence boundary. Integrated automation system for the gates, garage doors and access control/CCTV are controlled from the kitchen and have individual controllers. To the rear, decked area, area laid to lawn, fence boundary, hedge boundary, two decked areas, woodland beyond, timber steps up to the balcony. **Aml Regulations** - We are required by law to conduct anti-money laundering checks on all those buying a property. Whilst we retain responsibility for ensuring checks and any ongoing monitoring are carried out correctly, the initial checks are carried out on our behalf by Movebutler. You will receive a link via email from Movebutler once you have had an offer accepted on a property you wish to buy. The cost of these checks is £30 (incl. VAT) per buyer, which covers the cost of obtaining relevant data and any manual checks and monitoring which might be required. This fee will need to be paid by you in advance, ahead of us issuing a memorandum of sale, directly to Movebutler, and is non-refundable. ## Property Photos - ![Frontage](/listings/photos/89877375/700727) - Frontage - ![Aerial View](/listings/photos/89877375/700728) - Aerial View - ![Rear Aspect](/listings/photos/89877375/700729) - Rear Aspect - ![Frontage](/listings/photos/89877375/700730) - Frontage - ![Entrance Hall](/listings/photos/89877375/700731) - Entrance Hall - ![Sitting Room](/listings/photos/89877375/700732) - Sitting Room - ![Sitting Room](/listings/photos/89877375/700733) - Sitting Room - ![Sitting Room](/listings/photos/89877375/700734) - Sitting Room - ![Dining Room](/listings/photos/89877375/700735) - Dining Room - ![Dining Room](/listings/photos/89877375/700736) - Dining Room - ![Breakfast Kitchen](/listings/photos/89877375/700737) - Breakfast Kitchen - ![Breakfast Kitchen](/listings/photos/89877375/700738) - Breakfast Kitchen - ![Breakfast Kitchen](/listings/photos/89877375/700739) - Breakfast Kitchen - ![WC](/listings/photos/89877375/700740) - WC - ![Entrance Hall](/listings/photos/89877375/700741) - Entrance Hall - ![First Floor Landing](/listings/photos/89877375/700742) - First Floor Landing - ![Bedroom One](/listings/photos/89877375/700743) - Bedroom One - ![Bedroom One](/listings/photos/89877375/700744) - Bedroom One - ![En-suite One](/listings/photos/89877375/700745) - En-suite One - ![En-suite One](/listings/photos/89877375/700746) - En-suite One - ![Bedroom Two](/listings/photos/89877375/700747) - Bedroom Two - ![Bedroom Two](/listings/photos/89877375/700748) - Bedroom Two - ![En-suite Two](/listings/photos/89877375/700749) - En-suite Two - ![En-suite Two](/listings/photos/89877375/700750) - En-suite Two - ![Bedroom Three](/listings/photos/89877375/700751) - Bedroom Three - ![Bedroom Three](/listings/photos/89877375/700752) - Bedroom Three - ![Bedroom Four](/listings/photos/89877375/700753) - Bedroom Four - ![Bedroom Four](/listings/photos/89877375/700754) - Bedroom Four - ![Bedroom Four](/listings/photos/89877375/700755) - Bedroom Four - ![Bedroom Four](/listings/photos/89877375/700756) - Bedroom Four - ![Bedroom Five](/listings/photos/89877375/700757) - Bedroom Five - ![Bedroom Five](/listings/photos/89877375/700758) - Bedroom Five - ![Cinema Room / Bedroom Six](/listings/photos/89877375/700759) - Cinema Room / Bedroom Six - ![Cinema Room / Bedroom Six](/listings/photos/89877375/700760) - Cinema Room / Bedroom Six - ![Family Bathroom](/listings/photos/89877375/700761) - Family Bathroom - ![Family Bathroom](/listings/photos/89877375/700762) - Family Bathroom - ![First Floor Landing](/listings/photos/89877375/700763) - First Floor Landing - ![Gym](/listings/photos/89877375/700764) - Gym - ![Balcony Bedroom Four](/listings/photos/89877375/700765) - Balcony Bedroom Four - ![Rear Aspect](/listings/photos/89877375/700766) - Rear Aspect - ![Rear Garden](/listings/photos/89877375/700767) - Rear Garden - ![Rear Garden](/listings/photos/89877375/700768) - Rear Garden - ![Rear Garden](/listings/photos/89877375/700769) - Rear Garden - ![Rear Garden](/listings/photos/89877375/700770) - Rear Garden - ![Rear Aspect](/listings/photos/89877375/700771) - Rear Aspect - ![Frontage](/listings/photos/89877375/700772) - Frontage ## Floorplans - ![Floorplan](/listings/photos/89877375/700773) - Floorplan ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | THE WILLOWS CLAY LAKE, ENDON, STOKE-ON-TRENT, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST9 9DD | £415,000 | 09/09/2011 | Detached | ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | 42 HILLSWOOD DRIVE, ENDON, STOKE-ON-TRENT, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST9 9BL | £425,000 | 15/08/2025 | Detached | | 34 HILLSWOOD DRIVE, ENDON, STOKE-ON-TRENT, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST9 9BL | £282,500 | 06/09/2024 | Detached | | TREETOPS CLAY LAKE, ENDON, STOKE-ON-TRENT, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST9 9DD | £425,000 | 13/07/2023 | Detached | | BLUESTONE HOUSE CLAY LAKE, ENDON, STOKE-ON-TRENT, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST9 9DE | £719,000 | 10/03/2022 | Detached | | 31 HILLSWOOD DRIVE, ENDON, STOKE-ON-TRENT, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST9 9BL | £315,000 | 03/02/2022 | Detached | | 1 SPINNEY CLOSE, ENDON, STOKE-ON-TRENT, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST9 9BP | £491,000 | 12/11/2021 | Detached | | 16 HILLSWOOD DRIVE, ENDON, STOKE-ON-TRENT, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST9 9BL | £470,000 | 17/09/2021 | Detached | **Area average:** £446,786 (7 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £336,798 (20 Detached, ST9, 2024–2026) - **Deviation:** +159.8% ## Rental Range *ONS Price Index of Private Rents (Staffordshire Moorlands). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £647/mo - **Realistic:** £719/mo - **Optimistic:** £791/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Staffordshire North (Apr 2025 – Mar 2026).* ## Rental Comparables *Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.* | Title | Rent | Beds | Distance | As seen on | |------|------|------|------|------| | 2 Bed Terraced House, Breach Road, ST6 | £875/mo | 2 | 0.62 miles | OpenRent | | 2 Bed Semi-Detached House, Thelma Avenue, ST6 | £950/mo | 2 | 0.75 miles | OpenRent | **Average rent: £913/mo (2 listings)** ## 1% Rule - **Rent ratio:** 0.1% (weak for cashflow) - **Max investor price (0.8%):** £114,125 - **Target investor price (1%):** £91,300 *Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.* ## Rent-driven metrics *Based on OpenRent comparables (median £913/mo).* - **Gross yield:** 1.3% - **Cost-to-rent:** 79.9× - **Monthly cashflow:** £-2,649/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -12.5% *Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).* ## Price per Square Metre - **£/m²:** £2,946/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 2.5% - **10y growth:** 20.2% ## House Price Index (HM Land Registry) *Official index for Staffordshire Moorlands; Detached series; as of May 2026.* - **1y growth (index):** 6.9% - **5y growth (index):** 19.1% - **10y growth (index):** 52.5% ## Flood risk - **Zone:** 1 - **Risk:** Low - **Source:** Job (default Low) [Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)