# 4 bedroom detached house for sale (ST18 0NG) ## Property Details | Key | Value | |-----|-------| | Address | WASSAND, PUDDLE HILL, STAFFORD, HIXON, STAFFORDSHIRE ST18 0NG | | Price | £680,000 | | Bedrooms | 4 | | Bathrooms | 4 | | Council tax | F | | Construction age | England and Wales: 2003-2006 | | Floor area | 266 m² | | Last sold | £402,500 Oct 2009 | ## EPC Rating & Upgrade Cost - **Current rating:** B - **Potential rating:** B - **Expiry date:** 07/05/2036 - **Current heating cost:** £1,773/year - **Est. upgrade cost to C:** £2,750 ### Recommendations - U1 (£500 - £5,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2283-1270-2703-6141-2338) ## Description Call us **9AM - 9PM** -**7 **days a week, **365** days a year! Make a splash on Puddle Hill! A superb four-bedroom detached residence, ideally positioned on the sought-after Puddle Hill in the highly desirable village of Hixon. Occupying an expansive plot with attractive rural surroundings, this impressive home offers a perfect balance of countryside living and excellent connectivity. The property is within easy walking distance of a local village shop and traditional pub, while the nearby Cannock Chase provides outstanding opportunities for walking and outdoor pursuits. Stafford Town Centre is also just a short drive away, ensuring convenient access to a wider range of amenities, schooling, and transport links. Internally, the property is thoughtfully arranged and well-proportioned throughout. The welcoming entrance hallway leads to a guest WC and sets the tone for the spacious accommodation on offer. The generous living room features a charming log burner set within a brick surround, creating a warm and inviting focal point. A separate dining room benefits from French doors opening onto the rear garden, ideal for both everyday living and entertaining. The well-appointed kitchen includes built-in appliances and is complemented by a practical utility room, while a dedicated office/study provides an excellent space for home working. To the first floor, there are four substantial double bedrooms, three of which enjoy the luxury of their own ensuite shower rooms. A well-equipped family bathroom serves the remaining accommodation and includes both a bath and separate shower. Externally, the property truly excels. Set on a substantial plot, it offers extensive outdoor space including a large garden area, ample off-road parking, and a detached double garage, making it ideal for families and those seeking both space and privacy. This is a rare opportunity to acquire a spacious and versatile home in a prime village location with a strong rural feel, yet excellent accessibility.   EPC Rating: B ## Property Photos - ![Photo](/listings/photos/87814281/296440) - ![Photo](/listings/photos/87814281/296441) - ![Photo](/listings/photos/87814281/296442) - ![Photo](/listings/photos/87814281/296443) - ![Photo](/listings/photos/87814281/296444) - ![Photo](/listings/photos/87814281/296445) - ![Photo](/listings/photos/87814281/296446) - ![Photo](/listings/photos/87814281/296447) - ![Photo](/listings/photos/87814281/296448) - ![Photo](/listings/photos/87814281/296449) - ![Photo](/listings/photos/87814281/296450) - ![Photo](/listings/photos/87814281/296451) - ![Photo](/listings/photos/87814281/296452) - ![Photo](/listings/photos/87814281/296453) - ![Photo](/listings/photos/87814281/296454) - ![Photo](/listings/photos/87814281/296455) - ![Photo](/listings/photos/87814281/296456) - ![Photo](/listings/photos/87814281/296457) - ![Photo](/listings/photos/87814281/296459) - ![Photo](/listings/photos/87814281/296461) - ![Photo](/listings/photos/87814281/296463) - ![Photo](/listings/photos/87814281/296465) - ![Photo](/listings/photos/87814281/296466) - ![Photo](/listings/photos/87814281/296468) - ![Photo](/listings/photos/87814281/296470) - ![Photo](/listings/photos/87814281/296472) - ![Photo](/listings/photos/87814281/296474) - ![Photo](/listings/photos/87814281/296476) - ![Photo](/listings/photos/87814281/296478) - ![Photo](/listings/photos/87814281/296480) - ![Photo](/listings/photos/87814281/296482) - ![Photo](/listings/photos/87814281/296483) ## Floorplans - ![All](/listings/photos/87814281/296484) - All - ![All](/listings/photos/87814281/296485) - All - ![Garage](/listings/photos/87814281/296486) - Garage - ![First Floor](/listings/photos/87814281/296487) - First Floor - ![Ground Floor](/listings/photos/87814281/296488) - Ground Floor - ![3D floor plan](/listings/photos/87814281/296489) - 3D floor plan ## EPC Graphs - ![EPC 1](/listings/photos/87814281/524497) - EPC 1 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | WASSAND PUDDLE HILL, HIXON, STAFFORD, STAFFORDSHIRE, ST18 0NG | £30,000 | 25/10/2016 | Other | | WASSAND PUDDLE HILL, HIXON, STAFFORD, STAFFORDSHIRE, ST18 0NG | £402,500 | 15/10/2009 | 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 | |---------|-------|------|------| | HERRIES LEA ROAD, HIXON, STAFFORD, STAFFORDSHIRE, ST18 0NR | £405,000 | 23/01/2026 | Detached | | 4 HIGHFIELD ROAD, HIXON, STAFFORD, STAFFORDSHIRE, ST18 0LY | £272,000 | 28/11/2025 | Detached | | CHESTNUT HOUSE LEA ROAD, HIXON, STAFFORD, STAFFORDSHIRE, ST18 0NR | £502,500 | 13/01/2023 | Detached | | 1 RIDGEWAY, HIXON, STAFFORD, STAFFORDSHIRE, ST18 0NZ | £210,000 | 11/11/2022 | Detached | | 3 HIGHFIELD ROAD, HIXON, STAFFORD, STAFFORDSHIRE, ST18 0LY | £236,500 | 31/10/2022 | Detached | | 6 HIGHFIELD ROAD, HIXON, STAFFORD, STAFFORDSHIRE, ST18 0LY | £232,000 | 17/10/2022 | Detached | | 19 SWANSMOOR DRIVE, HIXON, STAFFORD, STAFFORDSHIRE, ST18 0FP | £515,000 | 15/08/2022 | Detached | | CHESTALL HOUSE LEGGE LANE, HIXON, STAFFORD, STAFFORDSHIRE, ST18 0NU | £430,000 | 05/08/2022 | Detached | | 5 SWANSMOOR DRIVE, HIXON, STAFFORD, STAFFORDSHIRE, ST18 0FP | £402,500 | 25/05/2022 | Detached | | 1 ASHLANDS, HIXON, STAFFORD, STAFFORDSHIRE, ST18 0NQ | £260,000 | 25/05/2022 | Detached | | WISTERIA HOUSE LEA ROAD, HIXON, STAFFORD, STAFFORDSHIRE, ST18 0NR | £475,000 | 29/03/2022 | Detached | | ABERLEY HOUSE LEGGE LANE, HIXON, STAFFORD, STAFFORDSHIRE, ST18 0NU | £315,000 | 30/09/2021 | Detached | | 3 BRICKFIELD CLOSE, HIXON, STAFFORD, STAFFORDSHIRE, ST18 0NY | £220,000 | 02/08/2021 | Detached | | 9 RIDGEWAY, HIXON, STAFFORD, STAFFORDSHIRE, ST18 0NZ | £205,000 | 02/08/2021 | Detached | | 22 ASHLANDS, HIXON, STAFFORD, STAFFORDSHIRE, ST18 0NQ | £225,000 | 25/06/2021 | Detached | **Area average:** £327,033 (15 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £509,354 (45 Detached, ST18, 2024–2026) - **Deviation:** +33.5% ## Rental Range *ONS Price Index of Private Rents (Stafford). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £802/mo - **Realistic:** £891/mo - **Optimistic:** £980/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Mid Staffs (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £992/mo ## 1% Rule - **Rent ratio:** 0.13% (weak for cashflow) - **Max investor price (0.8%):** £111,375 - **Target investor price (1%):** £89,100 *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:** £2,556/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 22.1% - **10y growth:** 70.9% ## 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)