# 4 bedroom detached house for sale (ST18 0AW) ## Property Details | Key | Value | |-----|-------| | Address | WILLOW BANK, WILMORE HILL LANE, STAFFORD, HOPTON, STAFFORDSHIRE ST18 0AW | | Price | £950,000 | | Bedrooms | 4 | | Bathrooms | 3 | | Council tax | F | | Last sold | £430,000 Mar 2022 | ## Description ** SUBSTANTIAL DETACHED RESIDENCE ** SAT ON APPROX 1/2 ACRE PLOT ** FOUR BEDROOMS ** THREE BATHROOMS ** LARGE SNOOKER ROOM WITH BAR ** GYM AND LEISURE FACILITY ** HOME OFFICE ** OUTSTANDING COUNRTYSIDE VIEWS ** FLEXIBLE ACCOMMODATION SUITABLE FOR MULTIGENERATIONAL FAMILIES ** VIEWING ESSENTIAL ** Willow Bank occupies a peaceful position within the village of Hopton, whilst remaining conveniently positioned for the county town of Stafford and the wider Staffordshire area. The property combines a rural village environment with access to important transport links. Stafford railway station provides regular services to major regional and national destinations, including London, Birmingham and Manchester. The surrounding countryside provides an attractive setting for walking, cycling and outdoor recreation, whilst Stafford and nearby market towns provide a comprehensive range of everyday amenities, schools, shopping and leisure facilities. Offering approximately 4,097 sq ft of versatile accommodation, the property combines generous family living space with an exceptional range of leisure and entertainment facilities. The accommodation includes four bedrooms, three bathrooms and three principal reception spaces, together with a substantial snooker room and bar, gym, wet room, sauna and music room. The property has been thoughtfully arranged to make the most of its semi-rural setting, with the rear of the house and gardens enjoying outstanding views across adjoining open countryside. Set within approximately half an acre, Willow Bank provides a rare combination of substantial internal accommodation, extensive outdoor space, excellent parking and a genuinely impressive range of lifestyle facilities. **Hallway** - **Living Room** - 3.80 x 8.42 (12'5" x 27'7") - **Kitchen Diner** - 3.45 x 8.39 (11'3" x 27'6") - **Utility Room** - 2.48 x 2.28 (8'1" x 7'5") - **Conservatory** - 5.31 x 4.20 (17'5" x 13'9") - **Wc** - 0.81 x 2.75 (2'7" x 9'0") - **Office/ Bedroom 4** - 3.87 x 3.86 (12'8" x 12'7") - **Snooker Room** - 9.21 x 9.41 (30'2" x 30'10") - **Gym** - 6.67 x 8.96 (21'10" x 29'4") - **Music Room** - 2.38 x 2.70 (7'9" x 8'10") - **Bathroom** - 1.72 x 3.13 (5'7" x 10'3") - **Wc** - 1.72 x 0.75 (5'7" x 2'5") - **Landing** - **Bedroom 1** - 4.87 x 8.34 (15'11" x 27'4") - **Ensuite** - 1.97 x 3.36 (6'5" x 11'0") - **Bedroom 2** - 3.86 x 3.89 (12'7" x 12'9") - **Bedroom 3** - 3.79 x 2.92 (12'5" x 9'6") - **Bathroom** - 3.56 x 2.27 (11'8" x 7'5") - **Identification Checks (R)** - Should a purchaser(s) have an offer accepted on a property marketed by Webbs Estate Agents they will need to undertake an identification check. This is done to meet our obligation under Anti Money Laundering Regulations (AML) and is a legal requirement. We use a specialist third party service to verify your identity. The cost of these checks is £46.00 inc. VAT per buyer, which is paid in advance, when an offer is agreed and prior to a sales memorandum being issued. This charge is non-refundable. ## Property Photos - ![dji_fly_20260925_093900_0461_1790337612573_photo-2](/listings/photos/93683106/2477631) - dji_fly_20260925_093900_0461_1790337612573_photo-2 - ![webbs -98.JPG](/listings/photos/93683106/2477632) - webbs -98.JPG - ![webbs -35.JPG](/listings/photos/93683106/2477633) - webbs -35.JPG - ![webbs -6.JPG](/listings/photos/93683106/2477634) - webbs -6.JPG - ![webbs -5.JPG](/listings/photos/93683106/2477635) - webbs -5.JPG - ![webbs -2.JPG](/listings/photos/93683106/2477636) - webbs -2.JPG - ![webbs -4.JPG](/listings/photos/93683106/2477637) - webbs -4.JPG - ![webbs -43.JPG](/listings/photos/93683106/2477638) - webbs -43.JPG - ![webbs -38.JPG](/listings/photos/93683106/2477639) - webbs -38.JPG - ![webbs -39.JPG](/listings/photos/93683106/2477640) - webbs -39.JPG - ![webbs -46.JPG](/listings/photos/93683106/2477641) - webbs -46.JPG - ![webbs -48.JPG](/listings/photos/93683106/2477642) - webbs -48.JPG - ![webbs -47.JPG](/listings/photos/93683106/2477643) - webbs -47.JPG - ![webbs -50.JPG](/listings/photos/93683106/2477644) - webbs -50.JPG - ![webbs -61.JPG](/listings/photos/93683106/2477645) - webbs -61.JPG - ![webbs -52.JPG](/listings/photos/93683106/2477646) - webbs -52.JPG - ![webbs -57.JPG](/listings/photos/93683106/2477647) - webbs -57.JPG - ![webbs -9.JPG](/listings/photos/93683106/2477648) - webbs -9.JPG - ![webbs -11.JPG](/listings/photos/93683106/2477649) - webbs -11.JPG - ![webbs -15.JPG](/listings/photos/93683106/2477650) - webbs -15.JPG - ![webbs -16.JPG](/listings/photos/93683106/2477651) - webbs -16.JPG - ![webbs -17.JPG](/listings/photos/93683106/2477652) - webbs -17.JPG - ![webbs -20.JPG](/listings/photos/93683106/2477653) - webbs -20.JPG - ![webbs -23.JPG](/listings/photos/93683106/2477654) - webbs -23.JPG - ![webbs -26.JPG](/listings/photos/93683106/2477655) - webbs -26.JPG - ![webbs -27.JPG](/listings/photos/93683106/2477656) - webbs -27.JPG - ![webbs -29.JPG](/listings/photos/93683106/2477657) - webbs -29.JPG - ![webbs -31.JPG](/listings/photos/93683106/2477658) - webbs -31.JPG - ![webbs -32.JPG](/listings/photos/93683106/2477659) - webbs -32.JPG - ![webbs -59.JPG](/listings/photos/93683106/2477660) - webbs -59.JPG - ![webbs -68.JPG](/listings/photos/93683106/2477661) - webbs -68.JPG - ![webbs -70.JPG](/listings/photos/93683106/2477662) - webbs -70.JPG - ![webbs -65.JPG](/listings/photos/93683106/2477663) - webbs -65.JPG - ![webbs -64.JPG](/listings/photos/93683106/2477664) - webbs -64.JPG - ![webbs -75.JPG](/listings/photos/93683106/2477665) - webbs -75.JPG - ![webbs -72.JPG](/listings/photos/93683106/2477666) - webbs -72.JPG - ![webbs -73.JPG](/listings/photos/93683106/2477667) - webbs -73.JPG - ![webbs -77.JPG](/listings/photos/93683106/2477668) - webbs -77.JPG - ![webbs -62.JPG](/listings/photos/93683106/2477669) - webbs -62.JPG - ![webbs -63.JPG](/listings/photos/93683106/2477670) - webbs -63.JPG - ![webbs -82.JPG](/listings/photos/93683106/2477671) - webbs -82.JPG - ![webbs -83.JPG](/listings/photos/93683106/2477672) - webbs -83.JPG - ![webbs -88.JPG](/listings/photos/93683106/2477673) - webbs -88.JPG - ![webbs -89.JPG](/listings/photos/93683106/2477674) - webbs -89.JPG - ![webbs -90.JPG](/listings/photos/93683106/2477675) - webbs -90.JPG - ![webbs -81.JPG](/listings/photos/93683106/2477676) - webbs -81.JPG - ![webbs -106.JPG](/listings/photos/93683106/2477677) - webbs -106.JPG - ![webbs -91.JPG](/listings/photos/93683106/2477678) - webbs -91.JPG - ![webbs -93.JPG](/listings/photos/93683106/2477679) - webbs -93.JPG - ![webbs -95.JPG](/listings/photos/93683106/2477680) - webbs -95.JPG - ![webbs -96.JPG](/listings/photos/93683106/2477681) - webbs -96.JPG - ![webbs -97.JPG](/listings/photos/93683106/2477682) - webbs -97.JPG - ![webbs -99.JPG](/listings/photos/93683106/2477683) - webbs -99.JPG - ![webbs -100.JPG](/listings/photos/93683106/2477684) - webbs -100.JPG - ![webbs -101.JPG](/listings/photos/93683106/2477685) - webbs -101.JPG - ![webbs -102.JPG](/listings/photos/93683106/2477686) - webbs -102.JPG - ![webbs -105.JPG](/listings/photos/93683106/2477687) - webbs -105.JPG - ![webbs -110.JPG](/listings/photos/93683106/2477688) - webbs -110.JPG - ![webbs -111.JPG](/listings/photos/93683106/2477689) - webbs -111.JPG - ![webbs -112.JPG](/listings/photos/93683106/2477690) - webbs -112.JPG - ![webbs -114.JPG](/listings/photos/93683106/2477691) - webbs -114.JPG - ![webbs -5.JPG](/listings/photos/93683106/2477692) - webbs -5.JPG - ![webbs -8.JPG](/listings/photos/93683106/2477693) - webbs -8.JPG - ![webbs -9.JPG](/listings/photos/93683106/2477694) - webbs -9.JPG - ![webbs -13 copy.jpg](/listings/photos/93683106/2477695) - webbs -13 copy.jpg - ![webbs -9 copy 2.jpg](/listings/photos/93683106/2477696) - webbs -9 copy 2.jpg ## Floorplans - ![CAM01407G0-PR0294-ALL_BUILD.png](/listings/photos/93683106/2477697) - CAM01407G0-PR0294-ALL_BUILD.png ## EPC Graphs - ![EE Rating](/listings/photos/93683106/2477698) - EE Rating ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | WILLOW BANK WILMORE HILL LANE, HOPTON, STAFFORD, STAFFORDSHIRE, ST18 0AW | £430,000 | 31/03/2022 | 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 | |---------|-------|------|------| | 30 KINGS DRIVE, HOPTON, STAFFORD, STAFFORDSHIRE, ST18 0AJ | £455,000 | 09/11/2022 | Detached | **Area average:** £455,000 (1 sale) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £522,764 (51 Detached, ST18, 2024–2026) - **Deviation:** +81.7% ## Rental Range *ONS Price Index of Private Rents (Stafford). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £812/mo - **Realistic:** £902/mo - **Optimistic:** £992/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:** 0.09% (weak for cashflow) - **Max investor price (0.8%):** £112,750 - **Target investor price (1%):** £90,200 *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.* ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 20.3% - **10y growth:** 39.9% ## House Price Index (HM Land Registry) *Official index for Stafford; Detached series; as of July 2026.* - **1y growth (index):** 2.9% - **5y growth (index):** 21.7% - **10y growth (index):** 42.4% ## 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)