# 4 bedroom detached house for sale (ST5 7TF)

## Property Details

| Key | Value |
|-----|-------|
| Address | 1 WILLOTTS HILL ROAD, NEWCASTLE, STAFFORDSHIRE ST5 7TF |
| Price | £370,000 |
| Bedrooms | 4 |
| Bathrooms | 3 |
| Council tax | C |
| Floor area | 171 m² |
| Last sold | £260,000 Aug 2018 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 09/06/2036
- **Current heating cost:** £1,971/year
- **Est. upgrade cost to C:** £7,685

### Recommendations
- W1 (£5,000 - £10,000)
- C (£20 - £40)
- F (£130 - £180)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9202-3063-6206-3076-3204)

## Description

**LIGHT, SPACE AND STYLE — WILLIOTS HILL ROAD DELIVERS IT ALL.**

Set on the ever-popular Williots Hill Road, this spacious and beautifully practical family home offers bright, versatile living throughout. Step inside to a welcoming entrance hall, leading into a large living room with a feature fireplace and bay windows that fill the space with natural light. Double internal doors open into the cosy snug, complete with sliding patio doors to the garden, while the conservatory provides a fantastic additional family space, equipped with power and lighting.

The recently refurbished kitchen sits at the heart of the home and comes complete with integrated appliances, perfect for busy mornings and everyday family life. A handy utility room adds further practicality, while a modern downstairs shower room completes the ground floor accommodation.

Benefitting from new carpets, upstairs, there are four double bedrooms, with the master bedroom benefitting from fitted wardrobes and its own newly fitted ensuite shower room. There is also a dedicated office room with fitted wall units and a bespoke desk, ideal for working from home. The large family bathroom, complete with bath and overhead shower, is well suited to busy households.

Outside, the tiered rear garden offers paved patio seating areas and a lawn, creating a great space for entertaining and relaxing. To the front, a large driveway provides parking for multiple vehicles, alongside an attached single garage for further parking or storage.

**From busy mornings to relaxed evenings, this home has been designed to make family life flow.**

**Contact Samuel Makepeace Bespoke Estate Agents Today!**

**

**

**ROOM DETAILS**

**INTERIOR**

**GROUND FLOOR**

**Entrance Hall –** Double glazed window, double glazed single door, laminate wood flooring, radiator.

**WC –** Double glazed window, single shower, LLWC, hand wash basin, tiled flooring, extractor fan, under floor heating. 

**Lounge –** Double glazed bay window, laminate wood flooring, gas fireplace.

**Snug –** Double glazed sliding doors, laminate wood flooring, 

**Kitchen –** Double glazed window, fitted wall and base units, work surfaces, sink and drainer with half bowl, built under cooker, electric hob, cooker hood, space for washing machine, integrated dishwasher, laminate wood flooring, under floor heating.

**Utility –** Double glazed window, double glazed single door, base units, work surfaces, sink with drainer, space for fridge/ freezer, space for tumble dryer, laminate wood flooring. 

**Conservatory – **Double glazed windows, double glazed single door, laminate wood flooring, lighting and electrics, radiator.

**FIRST FLOOR**

**Landing – **Cupboard, loft access. 

**Bedroom One –** Double glazed window, fitted wardrobes, laminate wood flooring. 

**Ensuite - **Double glazed window, double shower cubicle, LLWC, bidet, hand wash basin vanity unit, towel holder radiator, under floor heating.

**Bedroom Two –** Double glazed window, cupboard, radiator. 

**Bedroom Three –** Double glazed window, cupboard, radiator. 

**Office –** Fitted wall units, fitted desk.

**Bathroom –** Double glazed window, bath with overhead shower, LLWC, vanity with hand wash basin, tiled flooring, part tiled walls, extractor fan, towel warmer radiator. 

**EXTERIOR**

**Front Graden –** Paved driveway for multiple vehicles, side access.

**Rear Garden –** Tired garden with paved patio area and lawn area. 

 

**Garage –** Attached single garage with power/ lighting, plumbing and up and over door.

**Outbuildings –** Shed 

**MATERIAL INFORMATION**

****

****Loft: Part boarded, insulated, fixed ladder.

Boiler: Combi

Solar panels: Owned 

**Disclaimer:**

All property particulars are provided in good faith and are believed to be accurate to the best of our knowledge at the time of publication. Samuel Makepeace (Newcastle & Stoke) Ltd t/a Samuel Makepeace Bespoke Estate Agents cannot accept any responsibility for any errors, omissions, or misstatements. Prospective purchasers are advised to verify the details independently and should not rely solely on the information provided when making decisions. These particulars remain the property of Samuel Makepeace Bespoke Estate Agents Stoke on Trent, Newcastle Under Lyme & Alsager.

**Parking Availability: Yes.**

## Property Photos

- ![Stunning Four Bedroom Detached Property with Gorg](/listings/photos/89445738/649667) - Stunning Four Bedroom Detached Property with Gorg
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## Floorplans

- ![Floor Plan](/listings/photos/89445738/649738) - Floor Plan
- ![Floor Plan](/listings/photos/89445738/649741) - Floor Plan

## FENSA Certificates

This property has 2 FENSA certificate(s) on record.

### FENSA Certificate #9450144
- **Address:** 1 Willotts Hill Road, NEWCASTLE, ST5 7TF
- **Certificate Issued:** 25/03/2013
- **Work Completed:** 04/03/2013
- **Items:** 1 window(s), 1 door(s)

### FENSA Certificate #8086639
- **Address:** 1 Willotts Hill Road, NEWCASTLE, ST5 7TF
- **Certificate Issued:** 18/04/2011
- **Work Completed:** 10/03/2011
- **Items:** 1 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 1 WILLOTTS HILL ROAD, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 7TF | £260,000 | 30/08/2018 | Detached |
| 1 WILLOTTS HILL ROAD, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 7TF | £170,000 | 18/02/2011 | 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 |
|---------|-------|------|------|
| 23 FRIESIAN GARDENS, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 6BB | £480,000 | 18/12/2025 | Detached |
| 14 FAIROAK ROAD, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 7TZ | £320,000 | 28/08/2025 | Detached |
| 24 LIGHTWOOD ROAD, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 7TT | £267,000 | 22/02/2024 | Detached |
| 20 DRAYCOTT DRIVE, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 7SU | £281,500 | 20/12/2023 | Detached |
| 17 WIMBERRY DRIVE, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 7SG | £255,000 | 12/12/2023 | Detached |
| 234 AUDLEY ROAD, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 6BS | £320,000 | 24/11/2023 | Detached |
| 37 WIMBERRY DRIVE, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 7SG | £210,000 | 27/10/2023 | Detached |
| 4 WRENBURRY CLOSE, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 7TG | £220,000 | 05/09/2023 | Detached |
| 26 WIMBERRY DRIVE, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 7SG | £275,000 | 25/08/2023 | Detached |
| 2 BLACKBROOK AVENUE, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 7UA | £285,000 | 14/07/2023 | Detached |
| 14 CHECKLEY ROAD, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 7TN | £285,000 | 30/06/2023 | Detached |
| 1 FRIESIAN GARDENS, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 6BB | £290,000 | 23/06/2023 | Detached |
| 30 BURLAND ROAD, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 7ST | £376,000 | 17/04/2023 | Detached |
| 16 HATHERTON CLOSE, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 7SN | £465,000 | 24/03/2023 | Detached |
| 27 LONGCLOUGH ROAD, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 7SW | £275,000 | 22/12/2022 | Detached |
| 6 CALROFOLD DRIVE, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 7SZ | £280,000 | 30/11/2022 | Detached |
| 21 SLINDON CLOSE, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 7TH | £312,500 | 17/11/2022 | Detached |
| 12 STANDON AVENUE, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 7TY | £310,000 | 31/10/2022 | Detached |
| 18 CALROFOLD DRIVE, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 7SZ | £295,000 | 31/10/2022 | Detached |
| 27 WIMBERRY DRIVE, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 7SG | £240,000 | 28/10/2022 | Detached |
| [Same street] 12 WILLOTTS HILL ROAD, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 7TF | £220,000 | 30/11/2021 | Detached |
| [Same street] 19 WILLOTTS HILL ROAD, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 7TF | £230,000 | 02/07/2021 | Detached |

**Street average:** £225,000 (2 sales)
**Area average:** £302,100 (20 sales)

## Price vs local average

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

- **Local average:** £340,103 (75 Detached, ST5, 2024–2026)
- **Deviation:** +8.8%

## Rental Range

*ONS Price Index of Private Rents (Newcastle-under-Lyme). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £743/mo
- **Realistic:** £825/mo
- **Optimistic:** £908/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Staffordshire North (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £798/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 |
|------|------|------|------|------|
| [London Road, Chesterton, Newcastle](http://87.117.209.195:8080/listings/9c2e45c) | £1,200/mo | 4 | 1.18 miles | Rightmove |
| [Dimsdale Hall Drive, Wolstanton, Newcastle-under-Lyme](http://87.117.209.195:8080/listings/7e74bbb) | £1,750/mo | 4 | 1.68 miles | Rightmove |
| [Car Park Lymedale Cross Industrial Estate, Newcastle Under Lyme ST5](http://87.117.209.195:8080/listings/bced143) | £1/mo | — | 1.86 miles | Rightmove |
| [Ground Floor Shop, 113 High Street, Silverdale, ST6 6LX](http://87.117.209.195:8080/listings/d1263f1) | £450/mo | — | 2.44 miles | Rightmove |
| [Snowgoose Way, Newcastle](http://87.117.209.195:8080/listings/054fe3a) | £1,700/mo | 4 | 2.78 miles | Rightmove |
| [Modern Studio In Newcastle-Under-Lyme, Newcastle-Under-Lyme, ST5](http://87.117.209.195:8080/listings/8659b7d) | £560/mo | — | 3.1 miles | Rightmove |
| [9 Rothesay Court, Rothesay Av, Westlands, ST5 2LX](http://87.117.209.195:8080/listings/8dbfc26) | £210/mo | — | 3.12 miles | Rightmove |
| [Valley View, Newcastle, ST5](http://87.117.209.195:8080/listings/690e570) | £1,300/mo | 4 | 3.6 miles | Rightmove |
| [Enstone Court, Westbury Park, Newcastle Under Lyme, Staffordshire, ST5](http://87.117.209.195:8080/listings/2cb6c64) | £1,295/mo | 4 | 4.71 miles | Rightmove |
| [The Coach House, Butterton, Newcastle Under Lyme, Staffordshire, ST5](http://87.117.209.195:8080/listings/9c3c8f4) | £4,995/mo | 4 | 4.9 miles | Rightmove |
| [ Aspen Rise, Clayton](http://87.117.209.195:8080/listings/9214ff2) | £1,995/mo | 4 | 5.19 miles | Rightmove |
| [Snape Hall Road, Whitmore, Newcastle, Staffordshire, ST5](http://87.117.209.195:8080/listings/99762c2) | £1,800/mo | 4 | 6.14 miles | Rightmove |
| [Stableford, Newcastle-Under-Lyme, Staffordshire, ST5](http://87.117.209.195:8080/listings/e0262d1) | £1,400/mo | 4 | 7.24 miles | Rightmove |

**Average rent: £1,435/mo (13 listings)**

## 1% Rule

- **Rent ratio:** 0.35% (weak for cashflow)
- **Max investor price (0.8%):** £162,500
- **Target investor price (1%):** £130,000

*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 £1,300/mo).*

- **Gross yield:** 4.2%
- **Cost-to-rent:** 23.7×
- **Monthly cashflow:** £-312/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -3.5%

*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:** £2,164/m²

## Capital growth trend

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

- **5y growth:** 12.3%
- **10y growth:** 23.5%

## House Price Index (HM Land Registry)

*Official index for Newcastle-under-Lyme; Detached series; as of March 2026.*

- **1y growth (index):** 1.9%
- **5y growth (index):** 22.9%
- **10y growth (index):** 53.8%

## 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)