For sale Detached

16 WILLOW WAY

STOKE-ON-TRENT, FORSBROOK, STAFFORDSHIRE ST11 9SF

3 beds 1 baths 980 sq ft Listed 3 Jul 2026 (-52d)

£375,000

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Property details

Tenure

FREEHOLD

Floor area

91 m²

Council tax band

D

EPC rating

C

Year built

England and Wales: 1976-1982

Last sold

£265,000 Nov 2019

Price per m²

£4,121/m²

Local average

£407,473 (-8%)

Deprivation

Decile 9 (28,931 of 33,755)

Street crime

33 incidents within 1 mile (Jun 2026)

Key features

  • Beautiful Detached Bungalow
  • Three Well-Proportioned Bedrooms
  • Spacious Living Room With Bay Window
  • Separate Dining Room
  • Detached Garage
  • Well-Equipped Kitchen
  • Stunning, Mature Gardens
  • Schedule A Viewing 24/7 Via The Brochure
  • Driveway Providing Ample Off-Road Parking
  • Close To Local Amenities And Schools

Additional details

Heating
Gas central
Parking
Garage, Driveway
Garden
Private garden

Description

The Property
Beautiful Three Bedroom Detached Bungalow with Extensive Gardens, Ample Parking and Detached Garage

Nestled within a sought-after residential location, this truly beautiful three-bedroom detached bungalow offers spacious, versatile accommodation throughout and occupies a generous plot with beautifully maintained gardens, a large driveway providing ample off-road parking for multiple vehicles, and a substantial detached garage.

Lovingly maintained and presented to an excellent standard, this wonderful home is ideal for families, downsizers or anyone seeking spacious single-storey living without compromising on space.

Stepping inside, you are welcomed by a spacious entrance hall which provides access to all principal rooms. To the front of the property is the elegant living room, flooded with natural light from the attractive bay window, creating a warm and inviting space to relax. The separate dining room offers the perfect setting for entertaining guests or enjoying family meals.

The well-appointed kitchen is fitted with a range of wall and base units, offering ample storage and workspace, with convenient access to the adjoining family room. This versatile additional reception room enjoys views over the garden and provides an ideal second sitting room, garden room or home office, with direct access outside.

The accommodation continues with three well-proportioned bedrooms, including a generous principal bedroom benefiting from its own en-suite shower room. Bedroom two is another spacious double, whilst bedroom three offers flexibility as a guest bedroom, nursery or study.

Completing the accommodation is a modern family shower room, making the property ideal for both family living and visiting guests.


Location
Externally, this property truly excels. The bungalow sits on an impressive plot with beautifully landscaped front and rear gardens, offering an abundance of outdoor space to enjoy throughout the year. The generous driveway provides parking for several vehicles and leads to the detached garage, offering excellent storage, workshop potential or secure parking.

Situated in the desirable village of Forsbrook, the property enjoys excellent access to local amenities, well-regarded schools, countryside walks and commuter links to Stoke-on-Trent, Stone and the surrounding areas.

This exceptional bungalow offers spacious, flexible accommodation in a fantastic setting and must be viewed to fully appreciate everything it has to offer.

TO BOOK A VIEWING WITH PURPLEBRICKS - You can use the brochure link in the full property description in the Rightmove advert or book online via the Purplebricks Website, App, or phone our main number found on Google.


Property Description DisclaimerThis is a general description of the property only, and is not intended to constitute part of an offer or contract. It has been verified by the seller(s), unless marked as "draft". Purplebricks conducts some valuations online and some of our customers prepare their own property descriptions, so if you decide to proceed with a viewing or an offer, please note this information may have been provided solely by the vendor, and we may not have been able to visit the property to confirm it. If you require clarification on any point then please contact us, especially if you’re traveling some distance to view. All information should be checked by your solicitor prior to exchange of contracts.
Successful buyers will be required to complete anti-money laundering and proof of funds checks. The current non-refundable cost is £80 inc. VAT per offer. You’ll need to pay this to Purplebricks and complete all checks before we can issue a memorandum of sale. The cost includes obtaining relevant data and any manual checks and monitoring which might be required.

Listed by

covering Stoke-on-Trent

Purplebricks

Reference: 90446637

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: C

Inspection date: 07/07/2026

Expiry date: 06/07/2036

Current heating cost: £1,169/year

Potential heating cost: £1,010/year

Est. upgrade cost to C: £16,500

Recommendations

  • Floor insulation (solid floor) (£5,000 - £10,000)
  • Solar photovoltaic panels, 2.5 kWp (£8,000 - £10,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Registered land (INSPIRE)

This location falls inside an HM Land Registry INSPIRE registered freehold polygon.

Plot: ~495 m² (0.12 acres)

Source: HM Land Registry INSPIRE Index Polygons.

Floorplans

Floorplan 1

Floorplan 1

EPC Graphs

epc

epc

epc

epc

epc

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FENSA Certificates

This property has 1 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #11069962

Property Details

Street: 16 Willow Way

Town: Forsbrook

Postcode: ST11 9SF

Installation Details

Items: 1 door

Certificate Issued: 29/06/2015

Work Completed: 16/06/2015

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

155% since 2000

Event Date Price % change
Listed for sale £375,000 +41.5%
Sold 22/11/2019 (6 years ago) £265,000 +16.5%
Sold 15/08/2014 (12 years ago) £227,500 -1.1%
Sold 30/09/2005 (20 years ago) £230,000 +121.2%
Sold 04/08/2000 (26 years ago) £104,000

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
11 BEVERLEY CRESCENT, FORSBROOK, STOKE-ON-TRENT, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST11 9DQ £270,000 05/12/2025 Detached
Same street 4 WILLOW WAY, FORSBROOK, STOKE-ON-TRENT, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST11 9SF £480,000 27/08/2025 Detached
57 CHAPEL STREET, FORSBROOK, STOKE-ON-TRENT, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST11 9DA £235,000 27/10/2023 Detached
46 EAST BANK RIDE, FORSBROOK, STOKE-ON-TRENT, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST11 9DS £210,000 30/06/2023 Detached
NETHERLEE NEWCLOSE AVENUE, FORSBROOK, STOKE-ON-TRENT, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST11 9DN £325,200 14/11/2022 Detached
REMAR NEWCLOSE AVENUE, FORSBROOK, STOKE-ON-TRENT, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST11 9DN £280,000 28/04/2022 Detached
41 DILHORNE ROAD, FORSBROOK, STOKE-ON-TRENT, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST11 9DJ £305,000 11/03/2022 Detached
11 CHEADLE ROAD, FORSBROOK, STOKE-ON-TRENT, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST11 9BX £179,995 04/02/2022 Detached
29 BEVERLEY CRESCENT, FORSBROOK, STOKE-ON-TRENT, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST11 9DQ £230,000 17/12/2021 Detached
12 YORK CLOSE, FORSBROOK, STOKE-ON-TRENT, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST11 9AT £185,000 03/12/2021 Detached
51 DILHORNE ROAD, FORSBROOK, STOKE-ON-TRENT, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST11 9DJ £510,000 05/11/2021 Detached

Street average: £480,000 (1 sale)

Area average: £273,020 (10 sales)

Capital growth trend

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

5y growth 16.9%
10y growth 44%

House Price Index (HM Land Registry — official index, not sold-price averages): Staffordshire Moorlands. Series: Detached. As of May 2026.

1y (index) 6.9%
5y (index) 19.1%
10y (index) 52.5%

Rental Range

Estimated market rent for Staffordshire Moorlands. Low = conservative, Realistic = average, Optimistic = best case.

Low £647/mo
Realistic £719/mo
Optimistic £791/mo

Based on Local Authority from postcode lookup → Staffordshire Moorlands.

LHA (30th percentile) floor for Staffordshire North: £593/mo (Apr 2025 – Mar 2026)

Location

Nearby

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

Type Name Distance
Bus stop Cheadle Road 0.2 miles
Bus stop Portland Drive 0.2 miles
Train station Caverswall Road 0.4 miles
Train station Blythe Bridge 0.7 miles
Shop Blythe Off Licence & Convenience Store 1.1 miles
Shop Green Farm Shop 1.5 miles
Hospital Cheadle Hosptal 2.8 miles
Hospital North Staffordshire Nuffield Hospital 7.1 miles
University Keele University 9.2 miles
University Buxton & Leek College 9.3 miles

Street-level crime

Category Count
Violence and sexual offences 19
Public order 4
Anti-social behaviour 3
Criminal damage and arson 2
Drugs 2
Other crime 1
Shoplifting 1
Vehicle crime 1
Total incidents 33

Within 1 mile during Jun 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
Forsbrook CofE Controlled Primary School Primary 0.4 miles Outstanding — 4 Dec 2023
Blythe Bridge High School Secondary 0.5 miles Good — 18 Jul 2022
The William Amory Primary School Primary 0.6 miles Good — 17 Jul 2024
Portland School Other 0.9 miles Inadequate — 2 Feb 2022
Springcroft Primary School Primary 1.0 miles Good — 23 Jan 2023

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
3 Bed Semi-Detached House, Dilhorne Road, ST11 £1,050/mo 3 0.17 miles OpenRent
3 Bed Semi-Detached House, Bridgwood Road, ST11 £1,100/mo 3 0.37 miles OpenRent
3 Bed Semi-Detached House, Crossfield Avenue, ST11 £995/mo 3 0.79 miles OpenRent

Average rent: £1,048/mo (3 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.28%
Max investor price (0.8%) £131,250
Target investor price (1%) £105,000
Gross yield 3.4%
Cost-to-rent ratio 29.8×
Monthly cashflow £-557/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term
Cash-on-cash ROI -6.1%
  • 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).
  • Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
  • Cashflow — Rent minus 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).