# 3 bedroom detached bungalow for sale (ST11 9SF)

## Property Details

| Key | Value |
|-----|-------|
| Address | 16 WILLOW WAY, STOKE-ON-TRENT, FORSBROOK, STAFFORDSHIRE ST11 9SF |
| Price | £375,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Council tax | D |
| Construction age | England and Wales: 1976-1982 |
| Floor area | 91 m² |
| Last sold | £265,000 Nov 2019 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 06/07/2036
- **Current heating cost:** £1,169/year
- **Est. upgrade cost to C:** £16,500

### Recommendations
- W2 (£5,000 - £10,000)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2041-7115-6108-0143-2134)

## 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.

## Property Photos

- ![Photo](/listings/photos/90446637/1092354)
- ![Photo](/listings/photos/90446637/1092355)
- ![Photo](/listings/photos/90446637/1092356)
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- ![Photo](/listings/photos/90446637/1092359)
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- ![Photo](/listings/photos/90446637/1092361)
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- ![Photo](/listings/photos/90446637/1092365)
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- ![Photo](/listings/photos/90446637/1092370)
- ![Photo](/listings/photos/90446637/1092372)
- ![Photo](/listings/photos/90446637/1092374)

## Floorplans

- ![Floorplan 1](/listings/photos/90446637/1092376) - Floorplan 1

## EPC Graphs

- ![epc](/listings/photos/90446637/1092379) - epc
- ![epc](/listings/photos/90446637/1334381) - epc
- ![epc](/listings/photos/90446637/1515774) - epc

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #11069962
- **Address:** 16 Willow Way, Forsbrook, ST11 9SF
- **Certificate Issued:** 29/06/2015
- **Work Completed:** 16/06/2015
- **Items:** 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 16 WILLOW WAY, FORSBROOK, STOKE-ON-TRENT, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST11 9SF | £265,000 | 22/11/2019 | Detached |
| 16 WILLOW WAY, FORSBROOK, STOKE-ON-TRENT, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST11 9SF | £227,500 | 15/08/2014 | Detached |
| 16 WILLOW WAY, FORSBROOK, STOKE-ON-TRENT, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST11 9SF | £230,000 | 30/09/2005 | Detached |
| 16 WILLOW WAY, FORSBROOK, STOKE-ON-TRENT, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, ST11 9SF | £104,000 | 04/08/2000 | 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 |
|---------|-------|------|------|
| 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)

## Price vs local average

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

- **Local average:** £407,473 (11 Detached, ST11, 2024–2026)
- **Deviation:** -8%

## Rental Range

*ONS Price Index of Private Rents (Staffordshire Moorlands). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £647/mo
- **Realistic:** £719/mo
- **Optimistic:** £791/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 |
|------|------|------|------|------|
| 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)**

## 1% Rule

- **Rent ratio:** 0.28% (weak for cashflow)
- **Max investor price (0.8%):** £131,250
- **Target investor price (1%):** £105,000

*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 £1,050/mo).*

- **Gross yield:** 3.4%
- **Cost-to-rent:** 29.8×
- **Monthly cashflow:** £-557/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -6.1%

*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:** £4,121/m²

## Capital growth trend

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

- **5y growth:** 16.9%
- **10y growth:** 44%

## House Price Index (HM Land Registry)

*Official index for Staffordshire Moorlands; Detached series; as of May 2026.*

- **1y growth (index):** 6.9%
- **5y growth (index):** 19.1%
- **10y growth (index):** 52.5%

## 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)