# 3 bedroom detached house for sale (ST3 7PL) ## Property Details | Key | Value | |-----|-------| | Address | HIGHCROFT, WINDMILL HILL, STOKE-ON-TRENT, ROUGH CLOSE, STAFFORDSHIRE ST3 7PL | | Price | £525,000 | | Bedrooms | 3 | | Bathrooms | 2 | | Council tax | E | | Construction age | England and Wales: 1983-1990 | | Floor area | 156 m² | | Last sold | £457,500 Apr 2022 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** C - **Expiry date:** 25/10/2031 - **Current heating cost:** £906/year - **Est. upgrade cost to C:** £14,500 ### Recommendations - W2 (£4,000 - £6,000) - N (£4,000 - £6,000) - U (£3,500 - £5,500) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2963-1903-1200-9379-1204) ## Description There’s something about Highcroft. Maybe it’s the way it sits slightly apart… set back from Windmill Hill, calm and considered. Or the way the light moves through it, from the bay-fronted lounge to the garden-facing French doors. Maybe it’s the finish, modern, yes, but not clinical. Warm, well-judged, and clearly cared for. This is a home that has been quietly transformed, not with fanfare, but with thought and finesse. It is detached, with three bedrooms, and deliberately designed for both family life and easy hosting. The open plan kitchen and dining area has been upgraded with intention. Refitted cabinet doors, chrome sockets and switches, glass splashbacks, and a cooker hood vented to the outside bring together practicality and style. A central island creates a space to cook, gather, or simply enjoy a coffee in peace. Thermostats on every radiator provide economic comfort, while renewed and repositioned sockets ensure function meets form. Beyond the kitchen, the bootility is brilliantly flexible – part utility room, part boot room, part home office. With its own entrance, additional door leading to the outside, and freshly fitted electrics and plumbing, it is ready to meet the demands of daily life. Upstairs, three proper bedrooms await. The main bedroom suite offers a touch of luxury with its own en suite shower room and a large dressing room. The family bathroom is another standout, with a freestanding bath, a separate walk-in shower, and tasteful splashbacks. Subtle upgrades, including ceiling lights, chrome sockets, Velux shades, shutters and fresh décor, ensure each bedroom feels complete and inviting. The fully boarded loft offers excellent potential – whether for storage or as a future project to add even more space. The updates do not stop there.  Thoughtfully replaced fittings throughout reflect the level of care, maintenance and attention that has gone into this home. Outside, the garden has been completely reimagined. Professionally landscaped recently with refreshed soil/flower beds, newly installed perimeter fencing, and privacy screens, it now offers a calm oasis, space, and sun. It is west facing and private, with a manicured lawn, cottage garden, decked seating area with floor lighting, and a part insulated summer house with power. The addition of an outside tap keeps things practical, and the front garden has been cleared and opened up, offering generous parking and kerb appeal. The full frontage has shutters, completing the smart exterior. Rough Close is a sought-after spot, close to Stone, the A50, M6 motorway junctions and everyday essentials. And Highcroft? It wears its name well. Uplifting, balanced, and beautifully brought together. ## Property Photos - ![Photo](/listings/photos/88411644/347254) - ![Photo](/listings/photos/88411644/347255) - ![Photo](/listings/photos/88411644/347256) - ![Photo](/listings/photos/88411644/347257) - ![Photo](/listings/photos/88411644/347258) - ![Photo](/listings/photos/88411644/347259) - ![Photo](/listings/photos/88411644/347260) - ![Photo](/listings/photos/88411644/347261) - ![Photo](/listings/photos/88411644/347262) - ![Photo](/listings/photos/88411644/347263) - ![Photo](/listings/photos/88411644/347264) - ![Photo](/listings/photos/88411644/347265) - ![Photo](/listings/photos/88411644/347266) - ![Photo](/listings/photos/88411644/347267) - ![Photo](/listings/photos/88411644/347268) - ![Photo](/listings/photos/88411644/347269) - ![Photo](/listings/photos/88411644/347270) - ![Photo](/listings/photos/88411644/347271) - ![Photo](/listings/photos/88411644/347272) - ![Photo](/listings/photos/88411644/347273) - ![Photo](/listings/photos/88411644/347274) - ![Photo](/listings/photos/88411644/347275) - ![Photo](/listings/photos/88411644/347276) - ![Photo](/listings/photos/88411644/347277) - ![Photo](/listings/photos/88411644/347278) - ![Photo](/listings/photos/88411644/347279) - ![Photo](/listings/photos/88411644/347280) - ![Photo](/listings/photos/88411644/347281) - ![Photo](/listings/photos/88411644/347282) - ![Photo](/listings/photos/88411644/347283) ## Floorplans - ![All](/listings/photos/88411644/347284) - All - ![Site Plan](/listings/photos/88411644/347285) - Site Plan ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | HIGHCROFT WINDMILL HILL, ROUGH CLOSE, STOKE-ON-TRENT, STAFFORD, STAFFORDSHIRE, ST3 7PL | £457,500 | 14/04/2022 | Detached | | HIGHCROFT WINDMILL HILL, ROUGH CLOSE, STOKE-ON-TRENT, STAFFORD, STAFFORDSHIRE, ST3 7PL | £245,000 | 25/10/2016 | 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 | |---------|-------|------|------| | BEAU CHENE WINDMILL HILL, ROUGH CLOSE, STOKE-ON-TRENT, STAFFORD, STAFFORDSHIRE, ST3 7PJ | £350,000 | 29/10/2024 | Detached | | CHESTNUT GRANGE WINDMILL HILL, ROUGH CLOSE, STOKE-ON-TRENT, STAFFORD, STAFFORDSHIRE, ST3 7PJ | £483,000 | 29/07/2024 | Detached | | BEECHCROFT WINDMILL HILL, ROUGH CLOSE, STOKE-ON-TRENT, STAFFORD, STAFFORDSHIRE, ST3 7PJ | £355,000 | 20/05/2024 | Detached | | 52 HILDERSTONE ROAD, STOKE-ON-TRENT, STAFFORD, STAFFORDSHIRE, ST3 7NY | £450,000 | 14/11/2023 | Detached | | VALLDEMOSA COMMON LANE, MEIR HEATH, STOKE-ON-TRENT, STAFFORD, STAFFORDSHIRE, ST3 7PF | £200,000 | 31/03/2023 | Detached | | [Same street] HILLSIDE WINDMILL HILL, ROUGH CLOSE, STOKE-ON-TRENT, STAFFORD, STAFFORDSHIRE, ST3 7PL | £283,000 | 10/03/2023 | Semi-detached | | 54 HILDERSTONE ROAD, STOKE-ON-TRENT, STAFFORD, STAFFORDSHIRE, ST3 7NY | £600,000 | 09/12/2022 | Detached | | WEST WINDS COMMON LANE, MEIR HEATH, STOKE-ON-TRENT, STAFFORD, STAFFORDSHIRE, ST3 7PF | £405,000 | 18/10/2022 | Detached | | 1 HILL TOP CRESCENT, STOKE-ON-TRENT, STAFFORD, STAFFORDSHIRE, ST3 7NW | £220,000 | 14/04/2022 | Detached | | 975 LIGHTWOOD ROAD, STOKE-ON-TRENT, ST3 7NE | £325,000 | 21/01/2022 | Detached | | MARLBORO COMMON LANE, MEIR HEATH, STOKE-ON-TRENT, STAFFORD, STAFFORDSHIRE, ST3 7PF | £237,500 | 26/11/2021 | Detached | | 3 WINDMILL CLOSE, ROUGH CLOSE, STOKE-ON-TRENT, STAFFORD, STAFFORDSHIRE, ST3 7PU | £395,000 | 29/10/2021 | Detached | | 27 HILDERSTONE ROAD, STOKE-ON-TRENT, STAFFORD, STAFFORDSHIRE, ST3 7PB | £335,000 | 30/09/2021 | Detached | **Street average:** £283,000 (1 sale) **Area average:** £362,958 (12 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £259,615 (46 Detached, ST3, 2024–2026) - **Deviation:** +102.2% ## Rental Range *ONS Price Index of Private Rents (Stafford). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £799/mo - **Realistic:** £888/mo - **Optimistic:** £977/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Staffordshire North (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £593/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 | |------|------|------|------|------| | [Eversley Road, Stoke-on-Trent, Staffordshire, ST3](http://87.117.209.195:8080/listings/ec1e01f) | £900/mo | 3 | 1.72 miles | Rightmove | | [The Strand, Stoke-On-Trent, Staffordshire, ST3](http://87.117.209.195:8080/listings/950884b) | £550/mo | — | 2.34 miles | Rightmove | | [Coleridge Road, Blurton, Stoke-on-Trent](http://87.117.209.195:8080/listings/7393742) | £1,195/mo | 3 | 2.53 miles | Rightmove | **Average rent: £882/mo (3 listings)** ## 1% Rule - **Rent ratio:** 0.17% (weak for cashflow) - **Max investor price (0.8%):** £112,500 - **Target investor price (1%):** £90,000 *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 £900/mo).* - **Gross yield:** 2.1% - **Cost-to-rent:** 48.6× - **Monthly cashflow:** £-1,283/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -10.1% *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:** £3,365/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 18% - **10y growth:** 31.9% ## House Price Index (HM Land Registry) *Official index for Stafford; Detached series; as of March 2026.* - **1y growth (index):** 3.1% - **5y growth (index):** 25.5% - **10y growth (index):** 50.7% ## 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)