# 3 bedroom detached house for sale (ST13 8XF) ## Property Details | Key | Value | |-----|-------| | Address | 52 THE WILLOWS, LEEK, STAFFORDSHIRE ST13 8XF | | Price | £300,000 | | Bedrooms | 3 | | Bathrooms | 2 | | Council tax | C | | Construction age | England and Wales: 1991-1995 | | Floor area | 68 m² | | Last sold | £180,000 Jan 2019 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** B - **Expiry date:** 30/10/2028 - **Current heating cost:** £757/year ### Recommendations - A (350) - W2 (6,000) - E (20) - G (450) - I (3,000) - N (6,000) - U (8,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8098-3393-5229-1377-7083) ## Description Whittaker & Biggs would like to welcome you to this delightful detached house located in The Willows, Leek. With three well-proportioned bedrooms, including a principal suite that boasts its own private en-suite shower room, this property is ideal for families seeking both space and privacy. The house features two inviting reception rooms, providing ample space for relaxation and entertaining. The south-east facing rear garden is a wonderful outdoor retreat, perfect for enjoying sunny afternoons or hosting gatherings with friends and family. Additionally, the property benefits from a private driveway, ensuring that parking is never a concern. Situated in a prime location, this home is conveniently close to well-regarded schools, shops, and everyday amenities, making it an excellent choice for those who value accessibility and community. Whether you are a growing family or simply seeking a peaceful abode, this property at The Willows is sure to meet your needs and exceed your expectations. Don't miss the opportunity to make this charming house your new home. Call Whittaker & Biggs on to book your viewing today. **Ground Floor** - **Hall** - Composite double glazed door to the frontage, UPVC double glazed window to the side aspect, stairs the first floor, radiator, inset ceiling spotlights. **Wc** - 1.54 x 0.82 (5'0" x 2'8") - UPVC double glazed window to the side aspect, wall mounted corner wash hand basin, chrome mixer tap, low level WC. **Sitting Room** - 3.98 x 3.79 max measurment (13'0" x 12'5" max meas - UPVC double glazed window to the frontage, radiator, **Dining Room** - 2.97 x 2.47 (9'8" x 8'1") - UPVC double glazed French doors to the rear, radiator. **Kitchen** - 2.98 x 2.17 (9'9" x 7'1") - UPVC double glazed door to the side aspect, UPVC double glazed window to the rear, units to the base and eye level, Lamona gas hob, Lamona electric fan assisted oven, extractor hood, ceramic sink and drainer, chrome mixer, tap, integral under counter fridge, integral under counter freezer, radiator, inset ceiling spotlights. Understairs storage / utility with space and plumbing for a washing machine, gas fired wall mounted Glow Worm boiler. **First Floor** - **Landing** - UPVC double glazed window to the side aspect, inset ceiling spotlights, loft hatch, airing cupboard housing the water tank. **Bathroom** - 1.75 x 1.67 (5'8" x 5'5") - UPVC double glazed window to the side aspect, panel bath, chrome mixer tap, pedestal wash hand basin, chrome mixer tap, low level WC, radiator, inset ceiling spotlights. **Bedroom One** - 3.92 x 3.01 max measurement (12'10" x 9'10" max me - UPVC double glazed window to the frontage, radiator. **En-Suite** - 1.64 x 1.43 (5'4" x 4'8") - UPVC double glazed window to the frontage, shower enclosure, electric Triton shower, vanity wash hand basin, chrome mixer tap, concealed cistern low level WC, fully aqua boarded, chrome ladder radiator, inset ceiling spotlights. **Bedroom Two** - 2.80 x 2.18 (9'2" x 7'1") - UPVC double glazed window to the rear, radiator. **Bedroom Three** - 2.48 x 1.93 (8'1" x 6'3") - UPVC double glazed window to the rear, radiator. **Loft** - Part boarded, pull-down-ladder, light. **Externally** - To the frontage, tarmacadam driveway, hedge boundary, gated access to the rear. To the rear, paved patio, mainly laid to lawn, hedge and fence boundary. **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/88517001/393512) - Frontage - ![Kitchen](/listings/photos/88517001/393513) - Kitchen - ![Kitchen](/listings/photos/88517001/393514) - Kitchen - ![Kitchen](/listings/photos/88517001/393515) - Kitchen - ![Sitting Room](/listings/photos/88517001/393516) - Sitting Room - ![Sitting Room](/listings/photos/88517001/393517) - Sitting Room - ![Dining Room](/listings/photos/88517001/393518) - Dining Room - ![Dining Room](/listings/photos/88517001/393519) - Dining Room - ![Bedroom One](/listings/photos/88517001/393520) - Bedroom One - ![Bedroom One](/listings/photos/88517001/393521) - Bedroom One - ![En-suite](/listings/photos/88517001/393522) - En-suite - ![En-suite](/listings/photos/88517001/393523) - En-suite - ![Bedroom Two](/listings/photos/88517001/393524) - Bedroom Two - ![Bedroom Two](/listings/photos/88517001/393525) - Bedroom Two - ![Bedroom Three](/listings/photos/88517001/393526) - Bedroom Three - ![Bathroom](/listings/photos/88517001/393527) - Bathroom - ![Bathroom](/listings/photos/88517001/393528) - Bathroom - ![WC](/listings/photos/88517001/393529) - WC - ![Rear Aspect](/listings/photos/88517001/393530) - Rear Aspect - ![Rear Garden](/listings/photos/88517001/393531) - Rear Garden - ![Rear Garden](/listings/photos/88517001/393532) - Rear Garden - ![Frontage](/listings/photos/88517001/393533) - Frontage ## Floorplans - ![Floorplan](/listings/photos/88517001/393534) - Floorplan ## EPC Graphs - ![EE Rating](/listings/photos/88517001/393535) - EE Rating ## FENSA Certificates This property has 1 FENSA certificate(s) on record. ### FENSA Certificate #13284329 - **Address:** 52 The Willows, LEEK, ST13 8XF - **Certificate Issued:** 11/12/2018 - **Work Completed:** 07/11/2018 - **Items:** 2 door(s) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 52 THE WILLOWS, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 8XF | £180,000 | 16/01/2019 | 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 | |---------|-------|------|------| | 7 HOWARD CLOSE, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 8JW | £205,000 | 22/12/2025 | Detached | | 8 ELM CLOSE, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 8HT | £320,000 | 16/12/2025 | Detached | | 15 SOUTHLANDS CLOSE, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 8DF | £330,000 | 26/06/2025 | Detached | | 11 WESTWOOD PARK DRIVE, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 8NH | £354,500 | 19/02/2025 | Detached | | 2 THORNHILL ROAD, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 8HN | £245,500 | 03/10/2023 | Detached | | 155 WALLBRIDGE DRIVE, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 8JG | £245,000 | 29/09/2023 | Detached | | 62 BEGGARS LANE, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 8JR | £225,000 | 08/09/2023 | Detached | | 10 SOUTHLANDS CLOSE, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 8DF | £215,000 | 04/04/2023 | Detached | | 64 BEGGARS LANE, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 8JR | £240,000 | 31/03/2023 | Detached | | 18 SOUTHLANDS CLOSE, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 8DF | £318,000 | 02/02/2023 | Detached | | 10 EDGE HILL ROAD, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 8NF | £370,000 | 19/12/2022 | Detached | | 72 BEGGARS LANE, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 8JR | £229,000 | 10/10/2022 | Detached | | 10 HAZEL GROVE, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 8UU | £234,000 | 30/09/2022 | Detached | | 4 HAZEL GROVE, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 8UU | £200,000 | 26/09/2022 | Detached | | 45 ROWNALL VIEW, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 8JN | £202,000 | 05/08/2022 | Detached | | [Same street] 6 THE WILLOWS, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 8XF | £380,500 | 27/06/2022 | Detached | | 2 HAZEL GROVE, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 8UU | £245,000 | 08/04/2022 | Detached | | 24 ROWNALL VIEW, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 8JN | £292,500 | 07/04/2022 | Detached | | 5 SOUTHLANDS CLOSE, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 8DF | £280,000 | 05/04/2022 | Detached | | 5 ROWNALL VIEW, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 8JN | £221,500 | 21/01/2022 | Detached | | 29 COOPERS CLOSE, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 8JL | £250,000 | 16/11/2021 | Detached | | [Same street] 9 THE WILLOWS, LEEK, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST13 8XF | £247,000 | 26/07/2021 | Detached | **Street average:** £313,750 (2 sales) **Area average:** £261,100 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £361,318 (33 Detached, ST13, 2024–2026) - **Deviation:** -17% ## Rental Range *ONS Price Index of Private Rents (Staffordshire Moorlands). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £645/mo - **Realistic:** £717/mo - **Optimistic:** £789/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Staffordshire North (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £593/mo ## 1% Rule - **Rent ratio:** 0.24% (weak for cashflow) - **Max investor price (0.8%):** £89,625 - **Target investor price (1%):** £71,700 *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 Area rent estimate.* ## Price per Square Metre - **£/m²:** £4,412/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 25.2% - **10y growth:** 44.8% ## House Price Index (HM Land Registry) *Official index for Staffordshire Moorlands; Detached series; as of March 2026.* - **1y growth (index):** 2.2% - **5y growth (index):** 16.9% - **10y growth (index):** 52.9% ## 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)