WILLOW BANK
WILMORE HILL LANE, STAFFORD, HOPTON, STAFFORDSHIRE ST18 0AW
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Property details
Tenure
FREEHOLD
Floor area
396 m²
Council tax band
F
EPC rating
F
Last sold
£430,000 Mar 2022
Price per m²
£2,399/m²
Local average
£498,956 (+90.4%)
Street crime
2 incidents within 1 mile (May 2026)
Key features
- Detached Modern Residence
- 4 Bedrooms, 3 Bathrooms, 3 Reception Rooms
- Outstanding Countryside Views
- Well Presented Throughout
- Snoooker Room, Bar, Gym, Wet Room & Sauna
- Private Rear Gardens with Pond
- Raised Decking with Hot Tub (accessed via the Gym)
- Multi Generational Living Potential
- Idyllic Village Setting with Excellent Access to National Transport Links
- Outbuildings include Boiler Room, Store Room / Workshop & Double Garage
Additional details
- Electricity
- Mains supply
- Broadband
- FTTC (fibre to the cabinet)
- Water
- Mains supply
- Sewerage
- Mains supply
- Parking
- Yes
- Garden
- Yes
Description
Offering 4 bedrooms, 3 bathrooms and 3 reception rooms, the home enjoys an idyllic position with lovely views over open fields to the rear. With generous parking, flexible living spaces and a superb blend of modern comfort and rural tranquillity, Willow Bank is a deceptively spacious family home in a highly sought after village location.
Services, Utilities & Property Information
Tenure: Freehold
Council Tax Band: F
Local Authority: Stafford Borough Council & Staffordshire County Council
NEW EPC Scheduled. Current EPC Rating: EPC – Rating F (Valid until 8 November 2029)
Property Construction: Standard (Brick/Tile)
Electricity Supply: Mains
Water Supply: Mains
Drainage & Sewerage: Mains
Heating: Oil Fired Central Heating
Broadband: FTTC / Superfast Fibre Broadband connection available. We advise you to check with your provider
Mobile Signal/Coverage: 4G/5G mobile signal is available in the area. We advise you to check with your provider
Parking: Garage, Driveway and Off Road Parking spaces
Special Notes: The land is subject to rights reserved by a conveyance of the land in this title (free passage of pipes, drains and sewers, light or air)
Total Internal Floor Area: 4097 sq. ft
Listed by
Derby
Newman Estate Agents
Reference: 91439121
EPC Rating & Upgrade Cost
Current rating: F
Potential rating: C
Inspection date: 08/11/2019
Expiry date: 07/11/2029
Current heating cost: £4,061/year
Potential heating cost: £1,855/year
Est. upgrade cost to C: £18,143
Recommendations
- Flat roof or sloping ceiling insulation (£850 - £1,500)
- Room-in-roof insulation (£1,500 - £2,700)
- Cavity wall insulation (£500 - £1,500)
- Floor insulation (suspended floor) (£800 - £1,200)
- Floor insulation (solid floor) (£4,000 - £6,000)
- Insulate hot water cylinder with 80 mm jacket (£15 - £30)
- Low energy lighting for all fixed outlets (£45)
- Hot water cylinder thermostat (£200 - £400)
- Upgrade heating controls (£350 - £450)
- Replace boiler with new condensing boiler (£2,200 - £3,000)
- Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)
Flood risk
Zone: 1
Risk: Low
Job (default Low)
Floorplans
Floorplan 1
EPC Graphs
EPC 1
Price history
| Event | Date | Price | % change |
|---|---|---|---|
| Listed for sale | — | £950,000 | +120.9% |
| Sold | 31/03/2022 (4 years ago) | £430,000 | — |
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 |
|---|---|---|---|
| 30 KINGS DRIVE, HOPTON, STAFFORD, STAFFORDSHIRE, ST18 0AJ | £455,000 | 09/11/2022 | Detached |
| 42 KINGS DRIVE, HOPTON, STAFFORD, STAFFORDSHIRE, ST18 0AJ | £445,000 | 01/09/2021 | Detached |
Area average: £450,000 (2 sales)
Capital growth trend
Land Registry outcode average: last 12 months vs 5y and 10y ago (from sold prices).
House Price Index (HM Land Registry — official index, not sold-price averages): Stafford. Series: Detached. As of April 2026.
Rental Range
Estimated market rent for Stafford. Low = conservative, Realistic = average, Optimistic = best case.
Based on Local Authority from postcode lookup → Stafford.
LHA (30th percentile) floor for Mid Staffs: £992/mo (Apr 2025 – Mar 2026)
Location
Address
Hopton and Coton, Hopton, Stafford, Staffordshire, England, ST18 0AN, United Kingdom
Nearby
Nearest stations, universities and amenities (distance from property).
| Type | Name | Distance |
|---|---|---|
| Bus stop | The Green | 0.2 miles |
| Shop | TRT MOBILE MECHANICS AND WORKSHOPS | 1.0 miles |
| University | Staffordshire University Blackheath Lane Site | 1.4 miles |
| Shop | Katherine House Hospice Big Shop | 1.4 miles |
| Hospital | County Hospital | 1.6 miles |
| Hospital | St George's Hospital | 1.9 miles |
| Train station | Stafford | 2.6 miles |
| Train station | Amerton Station | 3.2 miles |
Street-level crime
| Category | Count |
|---|---|
| Anti-social behaviour | 1 |
| Vehicle crime | 1 |
| Total incidents | 2 |
Within 1 mile during May 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 |
|---|---|---|---|
| The Weston Road Academy | Secondary | 1.3 miles | Good — 23 Oct 2013 |
| Veritas Primary Academy | Primary | 1.3 miles | Good — 21 May 2018 |
| St John's CofE Primary Academy | Primary | 1.5 miles | Good — 15 Jul 2019 |
| Parkside Primary School | Primary | 1.8 miles | Good — 27 Sep 2022 |
| John Wheeldon Primary Academy | Primary | 1.8 miles | Good — 8 Oct 2019 |
Rental Comparables
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Rent-driven metrics
Based on Area rent estimate.
- 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).