Sold STC Detached

WILLOWS

WINDSOR ROAD, SLOUGH, DATCHET, WINDSOR AND MAIDENHEAD SL3 9BR

5 beds 4 baths 2,616 sq ft Listed 1 Jun 2022 (-1469d)

£1,500,000

Guide Price

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# 5 bedroom detached house for sale (SL3 9BR)

## Property Details

| Key | Value |
|-----|-------|
| Address | WILLOWS, WINDSOR ROAD, SLOUGH, DATCHET, WINDSOR AND MAIDENHEAD SL3 9BR |
| Price | £1,500,000 |
| Bedrooms | 5 |
| Bathrooms | 4 |
| Construction age | England and Wales: before 1900 |
| Floor area | 243 m² |
| Last sold | £1,025,000 Apr 2023 |

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** C
- **Current heating cost:** £2,204/year
- **Est. upgrade cost to C:** £21,250

### Recommendations
- A (£100 - £350)
- B (£500 - £1,500)
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- D (£80 - £120)
- E (£125)
- G (£350 - £450)
- O (£3,300 - £6,500)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0180-2517-3158-2522-6035)

## Description

Five bedrooms are on the first floor together with a main bathroom.  The main bedroom is configured to include a walk in dressing room and en-suite bathroom whilst bedrooms 2,3 and 4 all have built in storage.  Bedroom 5 is currently presented as a study.

**Outside**

Also in the grounds are a detached garage with adjoining workshop and a separate outbuildng.

**Situation**

Datchet is a pretty Thameside village to the east of historic Windsor. With a traditional village green, shops for day to day needs, pubs and restaurants, Datchet provides many conveniences.

Nearby Windsor provides a comprehensive range of shops, together with bars, restaurants,The Theatre Royal,The Castle and St George's Chapel.

Travel links are superb with the M4 junction 5 about 1.5 miles away, providing access to the M25 Heathrow, London and the national motorway network.

Regular commuter trains run from Datchet to Waterloo and from Windsor Central to Paddington via Slough.

Sporting and leisure facilities  are varied with horse racing at both Windsor and Ascot, polo and horse riding in Windsor Great Park, golf at Sunningdale and Wentworth and rowing/boating on the River Thames.

An extensive range of well regarded schools are available in both the Independent and State sectors, including St George's, Upton House, Eton College, Eton End, Datchet Montessori School, St Mary's School and Windsor Boys' and Girls' Secondary Schools to name a few.

**Additional Information**

Council Tax Band H

## Property Photos

- ![Picture No. 02](/listings/photos/123817925/648124) - Picture No. 02
- ![Picture No. 10](/listings/photos/123817925/648125) - Picture No. 10
- ![Picture No. 11](/listings/photos/123817925/648126) - Picture No. 11
- ![Picture No. 12](/listings/photos/123817925/648127) - Picture No. 12
- ![Picture No. 04](/listings/photos/123817925/648128) - Picture No. 04
- ![Picture No. 05](/listings/photos/123817925/648129) - Picture No. 05
- ![Picture No. 07](/listings/photos/123817925/648130) - Picture No. 07
- ![Picture No. 06](/listings/photos/123817925/648131) - Picture No. 06
- ![Picture No. 03](/listings/photos/123817925/648132) - Picture No. 03
- ![Picture No. 08](/listings/photos/123817925/648136) - Picture No. 08
- ![Picture No. 09](/listings/photos/123817925/648140) - Picture No. 09

## Floorplans

- ![Floorplan](/listings/photos/123817925/648150) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/123817925/648159) - EPC Rating Graph

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| WILLOWS WINDSOR ROAD, DATCHET, SLOUGH, WINDSOR AND MAIDENHEAD, SL3 9BR | £1,025,000 | 06/04/2023 | 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 |
|---------|-------|------|------|
| 8 RUSCOMBE GARDENS, DATCHET, SLOUGH, WINDSOR AND MAIDENHEAD, SL3 9BG | £720,000 | 11/08/2023 | Detached |
| ROSE COTTAGE THE GREEN, DATCHET, SLOUGH, WINDSOR AND MAIDENHEAD, SL3 9JH | £560,000 | 22/05/2023 | Detached |
| 1 MANOR HOUSES, DATCHET, SLOUGH, WINDSOR AND MAIDENHEAD, SL3 9EL | £1,315,000 | 09/09/2022 | Detached |
| 8 QUEENS ROAD, DATCHET, SLOUGH, WINDSOR AND MAIDENHEAD, SL3 9BN | £1,305,000 | 01/07/2022 | Detached |
| 9 BUCCLEUCH ROAD, DATCHET, SLOUGH, WINDSOR AND MAIDENHEAD, SL3 9BP | £785,000 | 04/05/2022 | Detached |
| [Same street] OLD DATCHET COURT WINDSOR ROAD, DATCHET, SLOUGH, WINDSOR AND MAIDENHEAD, SL3 9BR | £1,055,000 | 20/04/2022 | Terraced |
| 7 SLOUGH ROAD, DATCHET, SLOUGH, WINDSOR AND MAIDENHEAD, SL3 9AP | £760,000 | 19/04/2022 | Detached |
| SWAN LODGE, 14 THE AVENUE, DATCHET, SLOUGH, WINDSOR AND MAIDENHEAD, SL3 9DQ | £1,150,000 | 28/06/2021 | Detached |
| RIVERSIDE CORNER WINDSOR ROAD, DATCHET, SLOUGH, WINDSOR AND MAIDENHEAD, SL3 9BT | £875,000 | 22/06/2021 | Detached |
| 9A BUCCLEUCH ROAD, DATCHET, SLOUGH, WINDSOR AND MAIDENHEAD, SL3 9BP | £585,000 | 18/06/2021 | Detached |

**Street average:** £1,055,000 (1 sale)
**Area average:** £895,000 (9 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £1,072,700 (15 Detached, SL3, 2024–2026)
- **Deviation:** +39.8%

## Rental Range

*ONS Price Index of Private Rents (Windsor and Maidenhead). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,633/mo
- **Realistic:** £1,814/mo
- **Optimistic:** £1,995/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for East Thames Valley (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,895/mo

## 1% Rule

- **Rent ratio:** 0.12% (weak for cashflow)
- **Max investor price (0.8%):** £226,750
- **Target investor price (1%):** £181,400

*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:** £6,173/m²

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** 71.2%
- **10y growth:** 44.3%

## House Price Index (HM Land Registry)

*Official index for Windsor and Maidenhead; Detached series; as of March 2026.*

- **1y growth (index):** -0.5%
- **5y growth (index):** 13.7%
- **10y growth (index):** 21.5%

## 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)

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Property details

Tenure

FREEHOLD

Floor area

243 m²

EPC rating

Year built

England and Wales: before 1900

Last sold

£1,025,000 Apr 2023

Price per m²

£6,173/m²

Local average

£1,072,700 (+39.8%)

Deprivation

Decile 9 (28,622 of 33,755)

Street crime

53 incidents within 1 mile (Apr 2026)

Key features

5 Bedrooms
4 Bathrooms
Sitting Room
Dining Room
Family Room
Kitchen
Utility Room
Garage
Workshop
Outbuilding

Additional details

Parking: Yes
Garden: Yes

Description

The ground floor comprises of a dual aspect sitting room, dining room, dual aspect family room and kitchen with a range of wooden units. A utility room, shower room and wc complete the ground floor layout.

Five bedrooms are on the first floor together with a main bathroom. The main bedroom is configured to include a walk in dressing room and en-suite bathroom whilst bedrooms 2,3 and 4 all have built in storage. Bedroom 5 is currently presented as a study.
Outside

Also in the grounds are a detached garage with adjoining workshop and a separate outbuildng.

Situation

Datchet is a pretty Thameside village to the east of historic Windsor. With a traditional village green, shops for day to day needs, pubs and restaurants, Datchet provides many conveniences.

Nearby Windsor provides a comprehensive range of shops, together with bars, restaurants,The Theatre Royal,The Castle and St George's Chapel.

Travel links are superb with the M4 junction 5 about 1.5 miles away, providing access to the M25 Heathrow, London and the national motorway network.

Regular commuter trains run from Datchet to Waterloo and from Windsor Central to Paddington via Slough.

Sporting and leisure facilities are varied with horse racing at both Windsor and Ascot, polo and horse riding in Windsor Great Park, golf at Sunningdale and Wentworth and rowing/boating on the River Thames.

An extensive range of well regarded schools are available in both the Independent and State sectors, including St George's, Upton House, Eton College, Eton End, Datchet Montessori School, St Mary's School and Windsor Boys' and Girls' Secondary Schools to name a few.

Additional Information

Council Tax Band H

Listed by

Windsor

Countrywide Hamptons Sales - Connells

Reference: 123817925

EPC Rating & Upgrade Cost

Current rating: E

Potential rating: C

Inspection date: 23/05/2022

Current heating cost: £2,204/year

Potential heating cost: £941/year

Est. upgrade cost to C: £21,250

EPC E or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Increase loft insulation to 270 mm (£100 - £350)
Cavity wall insulation (£500 - £1,500)
50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (suspended floor) (£800 - £1,200)
Draughtproof single-glazed windows (£80 - £120)
Low energy lighting for all fixed outlets (£125)
Upgrade heating controls (£350 - £450)
Replace single glazed windows with low-E double glazing (£3,300 - £6,500)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

EPC Graphs

EPC Rating Graph

Price history

Event	Date	Price	% change
Sold	06/04/2023 (3 years ago)	£1,025,000	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

Same street and nearby sales within 0.25 miles (last 5 years). Data from Land Registry Price Paid.

Address	Price	Date	Type
8 RUSCOMBE GARDENS, DATCHET, SLOUGH, WINDSOR AND MAIDENHEAD, SL3 9BG	£720,000	11/08/2023	Detached
ROSE COTTAGE THE GREEN, DATCHET, SLOUGH, WINDSOR AND MAIDENHEAD, SL3 9JH	£560,000	22/05/2023	Detached
1 MANOR HOUSES, DATCHET, SLOUGH, WINDSOR AND MAIDENHEAD, SL3 9EL	£1,315,000	09/09/2022	Detached
8 QUEENS ROAD, DATCHET, SLOUGH, WINDSOR AND MAIDENHEAD, SL3 9BN	£1,305,000	01/07/2022	Detached
9 BUCCLEUCH ROAD, DATCHET, SLOUGH, WINDSOR AND MAIDENHEAD, SL3 9BP	£785,000	04/05/2022	Detached
Same street OLD DATCHET COURT WINDSOR ROAD, DATCHET, SLOUGH, WINDSOR AND MAIDENHEAD, SL3 9BR	£1,055,000	20/04/2022	Terraced
7 SLOUGH ROAD, DATCHET, SLOUGH, WINDSOR AND MAIDENHEAD, SL3 9AP	£760,000	19/04/2022	Detached
SWAN LODGE, 14 THE AVENUE, DATCHET, SLOUGH, WINDSOR AND MAIDENHEAD, SL3 9DQ	£1,150,000	28/06/2021	Detached
RIVERSIDE CORNER WINDSOR ROAD, DATCHET, SLOUGH, WINDSOR AND MAIDENHEAD, SL3 9BT	£875,000	22/06/2021	Detached
9A BUCCLEUCH ROAD, DATCHET, SLOUGH, WINDSOR AND MAIDENHEAD, SL3 9BP	£585,000	18/06/2021	Detached

Street average: £1,055,000 (1 sale)

Area average: £895,000 (9 sales)

Capital growth trend

Land Registry outcode average: last 12 months vs 5y and 10y ago (from sold prices).

5y growth 71.2%

10y growth 44.3%

House Price Index (HM Land Registry — official index, not sold-price averages): Windsor and Maidenhead. Series: Detached. As of March 2026.

1y (index) -0.5%

5y (index) 13.7%

10y (index) 21.5%

Rental Range

Estimated market rent for Windsor and Maidenhead. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,633/mo

Realistic £1,814/mo

Optimistic £1,995/mo

Based on Local Authority from postcode lookup → Windsor and Maidenhead.

LHA (30th percentile) floor for East Thames Valley: £1,895/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View SL3 9BR

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Shop	MBA Clinics	0.1 miles
Shop	Harvey's Food & Wine	0.1 miles
Bus stop	Churchmead School	0.1 miles
Bus stop	The Green	0.1 miles
Train station	Datchet	0.2 miles
Train station	Windsor and Eton Riverside	1.0 miles
University	Unknown	5.6 miles
Hospital	St Mark's Hospital	7.5 miles
Hospital	Hounslow Medical Centre	8.9 miles

Street-level crime

Category	Count
Anti-social behaviour	21
Violence and sexual offences	9
Public order	8
Criminal damage and arson	7
Other theft	3
Burglary	2
Shoplifting	2
Vehicle crime	1
Total incidents	53

Within 1 mile during Apr 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Churchmead Church of England (VA) School	Secondary	0.2 miles	— (Inspected (no overall grade))
Datchet St Mary's CofE Primary School	Primary	0.2 miles	Good — 3 Oct 2018
Eton End School Trust (Datchet) Limited	Other	0.5 miles	— (No rating)
St George's School	Other	1.0 miles	— (No rating)
Ditton Park Academy	Secondary	1.1 miles	Good — 6 Sep 2017

Rental Comparables

Loading rental comparables for this postcode. Refresh in a few minutes.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.12%

Max investor price (0.8%) £226,750

Target investor price (1%) £181,400

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).