# 5 bedroom detached house for sale (ST4 8FD) ## Property Details | Key | Value | |-----|-------| | Address | Headingley Grove, Stoke-On-Trent, ST4, ST4 8FD | | Price | £575,000 | | Bedrooms | 5 | | Bathrooms | 3 | | Council tax | F | | Last sold | £257,500 | ## Description **Bat, ball and… your next home call!** Sitting pretty on Headingley Grove in Trentham, this five-bedroom detached home is a winning choice for families and upsizers ready to make their next move. With space for the whole team and its own efficient solar panels, this is one innings you’ll want to play out in full. Pad up and step inside… as you enter through the front door, you’re welcomed into a spacious entrance hall that sets the tone for the rest of this impressive home. From here, play your first shot into the expansive living room, a fantastic space for hosting your crowd, match day gatherings or simply putting your feet up after a long day. With glazed French doors opening out to the garden, it’s a room that keeps the play flowing beautifully from inside to out. Moving through the field, the dining room is perfectly placed for those sit down occasions, whether it’s a quick midweek supper or a full house celebration, there’s space here for the whole team to come together. Now stepping up to the crease… the open plan kitchen diner really knocks it out of the park. Generous in size and designed for sociable living, there’s plenty of room for guests to gather while you take charge. Styled in a warm wood grain finish, it comes equipped with integrated fridge, freezer, dishwasher 5 burner gas hob and oven, alongside a stainless steel one and a half sink and drainer. The breakfast bar is the perfect spot for a quick single in the morning or a coffee break between overs. Rounding off the ground floor line up is a dedicated office with built in cabinetry, ideal for working from home without distractions, a utility room with stainless steel sink and drainer and space for additional appliances, and a WC with wall mounted wash hand basin, keeping everything running smoothly behind the scenes. Upstairs and this home continues its winning streak… offering not one, not two, but five bedrooms, all great in size and each with built in storage, giving every member of the team their own space to settle in. Two of the bedrooms come with their own ensuite facilities, each boasting walk in glazed showers, WC and pedestal wash hand basins, while the family bathroom is ready for the rest of the squad with a glazed walk in shower, separate panelled bath and WC, perfect for both the morning rush and a well-earned soak. Out to the rear and you’ll find a garden that’s a real crowd pleaser. A stretch of lush lawn runs alongside a patio area, all framed by mature shrubbery, creating a setting to relax, entertain or let little ones burn off some energy. To the front, the garage is currently used as an office, cleverly partitioned to provide both workspace and storage, yet easily adaptable to suit your needs. Alongside this, a tarmacked driveway provides ample parking for multiple vehicles, delivering plenty of kerb appeal and a strong first impression. **Location** **Trentham** lies to the **South of Stoke-on-Trent** and offers a perfect mix of modern living, green surroundings and excellent amenities. Known for its attractive residential streets and family-friendly atmosphere with local schools, including well regarded **Trentham Academy** and several highly rated primaries At the heart of the area is **Trentham Gardens and Shopping Village**, a renowned destination featuring independent boutiques, restaurants, cafés, a garden centre and the award-winning Trentham Estate — ideal for walks, leisure and family days out. Additional amenities include shops, bars and eateries as well as the popular 18-hole Trentham Golf Club. Trentham benefits from easy access to the **A34, A50 and M6**, as well as main line rail stations in Stoke and Stafford making it ideal for commuters. EPC Rating: A ## Property Photos - ![Photo](/listings/photos/88775934/490803) - ![Photo](/listings/photos/88775934/490804) - ![Photo](/listings/photos/88775934/490806) - ![Photo](/listings/photos/88775934/490807) - ![Photo](/listings/photos/88775934/490808) - ![Photo](/listings/photos/88775934/490810) - ![Photo](/listings/photos/88775934/490811) - ![Photo](/listings/photos/88775934/490813) - ![Photo](/listings/photos/88775934/490814) - ![Photo](/listings/photos/88775934/490815) - ![Photo](/listings/photos/88775934/490816) - ![Photo](/listings/photos/88775934/490818) - ![Photo](/listings/photos/88775934/490819) - ![Photo](/listings/photos/88775934/490820) - ![Photo](/listings/photos/88775934/490821) - ![Photo](/listings/photos/88775934/490823) - ![Photo](/listings/photos/88775934/490824) - ![Photo](/listings/photos/88775934/490826) - ![Photo](/listings/photos/88775934/490827) - ![Photo](/listings/photos/88775934/490829) - ![Photo](/listings/photos/88775934/490830) - ![Photo](/listings/photos/88775934/490831) - ![Photo](/listings/photos/88775934/490833) - ![Photo](/listings/photos/88775934/490834) - ![Photo](/listings/photos/88775934/490836) - ![Photo](/listings/photos/88775934/490837) - ![Photo](/listings/photos/88775934/490839) - ![Photo](/listings/photos/88775934/490841) - ![Photo](/listings/photos/88775934/490843) - ![Photo](/listings/photos/88775934/490844) - ![Photo](/listings/photos/88775934/490845) - ![Photo](/listings/photos/88775934/490846) - ![Photo](/listings/photos/88775934/490847) - ![Photo](/listings/photos/88775934/490848) ## Floorplans - ![Site Plan](/listings/photos/88775934/490849) - Site Plan - ![All](/listings/photos/88775934/490850) - All ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | | £257,500 | 01/01/2003 | — | ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | 8 GRACE ROAD, STOKE-ON-TRENT, ST4 8FN | £425,000 | 25/07/2025 | Detached | | 65 KENNINGTON OVAL, STOKE-ON-TRENT, ST4 8FX | £370,000 | 20/10/2023 | Detached | | 13 HAROLD HINES WAY, STOKE-ON-TRENT, ST4 8WJ | £393,000 | 28/06/2023 | Detached | | 4 GRACE ROAD, STOKE-ON-TRENT, ST4 8FN | £445,000 | 28/04/2023 | Detached | | 6 LORDSWOOD ROAD, STOKE-ON-TRENT, ST4 8FZ | £250,000 | 04/11/2022 | Detached | | 14 LORDSWOOD ROAD, STOKE-ON-TRENT, ST4 8FZ | £260,000 | 18/08/2022 | Detached | | 16 HAROLD HINES WAY, STOKE-ON-TRENT, ST4 8WJ | £350,000 | 11/07/2022 | Detached | | 33 WILLOWFIELD DRIVE, STOKE-ON-TRENT, ST4 8FR | £235,000 | 30/03/2022 | Detached | | 22 EDGBASTON DRIVE, STOKE-ON-TRENT, ST4 8FJ | £460,000 | 18/03/2022 | Detached | | 54 EDGBASTON DRIVE, STOKE-ON-TRENT, ST4 8FJ | £358,000 | 11/02/2022 | Detached | | 28 WILLOWFIELD DRIVE, STOKE-ON-TRENT, ST4 8FR | £230,000 | 28/01/2022 | Detached | | 6 JAMES GRUNDY AVENUE, STOKE-ON-TRENT, ST4 8ZE | £245,000 | 28/01/2022 | Detached | | 49 OVALDENE WAY, STOKE-ON-TRENT, ST4 8HZ | £200,000 | 08/10/2021 | Detached | | [Same street] 6 HEADINGLEY GROVE, STOKE-ON-TRENT, ST4 8FD | £425,000 | 22/09/2021 | Detached | | 161 HAROLD HINES WAY, STOKE-ON-TRENT, ST4 8WJ | £335,250 | 21/09/2021 | Detached | | 2 JAMES GRUNDY AVENUE, STOKE-ON-TRENT, ST4 8ZE | £235,000 | 31/08/2021 | Detached | | 25 JAMES GRUNDY AVENUE, STOKE-ON-TRENT, ST4 8ZE | £247,500 | 26/07/2021 | Detached | | 71 TRENT BRIDGE CLOSE, STOKE-ON-TRENT, ST4 8JJ | £325,000 | 18/06/2021 | Detached | | 23 OVALDENE WAY, STOKE-ON-TRENT, ST4 8HZ | £278,000 | 17/06/2021 | Detached | **Street average:** £425,000 (1 sale) **Area average:** £313,431 (18 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £315,800 (25 Detached, ST4, 2024–2026) - **Deviation:** +82.1% ## Rental Range *ONS Price Index of Private Rents (Stoke-on-Trent). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £637/mo - **Realistic:** £708/mo - **Optimistic:** £779/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Staffordshire North (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £798/mo ## Rental Comparables *Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.* | Title | Rent | Beds | Distance | As seen on | |------|------|------|------|------| | [Penstock Drive, Stoke-on-Trent, ST4 7GF](http://87.117.209.195:8080/listings/1744fd9) | £675/mo | — | 3.18 miles | Rightmove | | [Claridge Road, Stoke-on-Trent, Staffordshire, ST4](http://87.117.209.195:8080/listings/39149e1) | £625/mo | — | 3.25 miles | Rightmove | **Average rent: £650/mo (2 listings)** ## 1% Rule - **Rent ratio:** 0.11% (weak for cashflow) - **Max investor price (0.8%):** £81,250 - **Target investor price (1%):** £65,000 *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 £650/mo).* - **Gross yield:** 1.4% - **Cost-to-rent:** 73.7× - **Monthly cashflow:** £-1,704/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -12.3% *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).* ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 7.7% - **10y growth:** 41.2% ## House Price Index (HM Land Registry) *Official index for Stoke-on-Trent; Detached series; as of March 2026.* - **1y growth (index):** 1.2% - **5y growth (index):** 23.3% - **10y growth (index):** 57.2% ## 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)