# 4 bedroom detached house for sale (ST7 4YZ) ## Property Details | Key | Value | |-----|-------| | Address | 53 WILLOWCROFT WAY, STOKE-ON-TRENT, HARRISEAHEAD, STAFFORDSHIRE ST7 4YZ | | Price | £410,000 | | Bedrooms | 4 | | Bathrooms | 3 | | Council tax | C | | Construction age | England and Wales: 1996-2002 | | Floor area | 112 m² | | Last sold | £214,000 Sep 2005 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** B - **Expiry date:** 09/03/2031 - **Current heating cost:** £660/year - **Est. upgrade cost to C:** £10,535 ### Recommendations - W1 (£800 - £1,200) - E (£35) - N (£4,000 - £6,000) - U (£3,500 - £5,500) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2253-6111-8513-7101-2111) ## Description Take a moment to admire this exquisite four bedroom detached family home, situated at the top of a peaceful cul-de-sac in the beautiful rural Staffordshire village of Harriseahead. Accompanied by an extensive tarmacadam driveway to the front, the accommodation offers an abundance of space throughout boasting four generous double sized bedrooms upstairs along with a beautifully landscaped rear garden providing the perfect enclave to relax and unwind with expansive countryside views. Tastefully upgraded throughout, the property offers a plethora of premium features from 'Amtico' luxury flooring for much of downstairs, through to 'Travertine' tiles in the solid oak bespoke handmade kitchen, which also benefits from 'Silestone' worktops and sills, a 'Franke' one and a half bowl under mount stainless steel sink with an 'Oberon' swan neck mixer tap and an integrated 'NEFF' dishwasher and fridge freezer. All internal rooms top to bottom benefit from having brand new solid oak doors with brushed chrome handles and a selection of premium column and designer radiators are offered throughout the home. Harriseahead is often favoured due to its prime positioning to local schools and the town of Kidsgrove, offering a healthy selection of local conveniences. Ramblers and dog walkers can also enjoy the Gritstone Trail and some of the finest walking in the area, with some fine ridge walks and stunning views over the Cheshire Plain. More extensive facilities are available in Biddulph and the market town of Congleton. Mow Cop is also only a stones throw away, offering a beautiful rural village which straddles the Cheshire and Staffordshire border. It sits beneath a sixty five foot rock feature called the Old Man O'Mow and the folly of an eighteenth century ruined castle, which shapes the horizon and is under the management of the National Trust. Closer inspections are highly recommended. Why not take a moment to admire our immersive, interactive virtual tour. EPC GRADE TBC. **IMPORTANT NOTE TO POTENTIAL PURCHASERS & TENANTS:** We endeavour to make our particulars accurate and reliable, however, they do not constitute or form part of an offer or any contract and none is to be relied upon as statements of representation or fact. The services, systems and appliances listed in this specification have not been tested by us and no guarantee as to their operating ability or efficiency is given. All photographs and measurements have been taken as a guide only and are not precise. Floor plans where included are not to scale and accuracy is not guaranteed. If you require clarification or further information on any points, please contact us, especially if you are traveling some distance to view. POTENTIAL PURCHASERS: Fixtures and fittings other than those mentioned are to be agreed with the seller. POTENTIAL TENANTS: All properties are available for a minimum length of time, with the exception of short term accommodation. Please contact the branch for details. A security deposit of at least one month’s rent is required. Rent is to be paid one month in advance. It is the tenant’s responsibility to insure any personal possessions. Payment of all utilities including water rates or metered supply and Council Tax is the responsibility of the tenant in most cases. CNG260140/2 ## Property Photos - ![Front](/listings/photos/174844658/216813) - Front - ![Master Bedroom](/listings/photos/174844658/216815) - Master Bedroom - ![Bedroom 2](/listings/photos/174844658/216817) - Bedroom 2 - ![Bedroom 2](/listings/photos/174844658/216819) - Bedroom 2 - ![Bedroom 3](/listings/photos/174844658/216821) - Bedroom 3 - ![Kitchen/Diner](/listings/photos/174844658/216823) - Kitchen/Diner - ![Lounge/Diner](/listings/photos/174844658/216825) - Lounge/Diner - ![Bedroom 4](/listings/photos/174844658/216827) - Bedroom 4 - ![Hallway](/listings/photos/174844658/216829) - Hallway - ![Downstairs Wc](/listings/photos/174844658/216832) - Downstairs Wc - ![Lounge/Diner](/listings/photos/174844658/216834) - Lounge/Diner - ![Lounge/Diner](/listings/photos/174844658/216837) - Lounge/Diner - ![Lounge/Diner](/listings/photos/174844658/216840) - Lounge/Diner - ![Kitchen/Diner](/listings/photos/174844658/216843) - Kitchen/Diner - ![Kitchen/Diner](/listings/photos/174844658/216846) - Kitchen/Diner - ![Kitchen/Diner](/listings/photos/174844658/216849) - Kitchen/Diner - ![Kitchen/Diner](/listings/photos/174844658/216852) - Kitchen/Diner - ![Utility Room](/listings/photos/174844658/216857) - Utility Room - ![Utility Room](/listings/photos/174844658/216861) - Utility Room - ![Landing](/listings/photos/174844658/216866) - Landing - ![Master Bedroom](/listings/photos/174844658/216870) - Master Bedroom - ![Master Bedroom](/listings/photos/174844658/216874) - Master Bedroom - ![Bathroom](/listings/photos/174844658/216879) - Bathroom - ![Ensuite](/listings/photos/174844658/216884) - Ensuite - ![Ensuite](/listings/photos/174844658/216888) - Ensuite - ![Exterior](/listings/photos/174844658/216891) - Exterior - ![Exterior](/listings/photos/174844658/216896) - Exterior - ![Exterior](/listings/photos/174844658/216899) - Exterior - ![Exterior](/listings/photos/174844658/216902) - Exterior - ![Exterior](/listings/photos/174844658/216906) - Exterior - ![Drone](/listings/photos/174844658/216910) - Drone - ![Drone](/listings/photos/174844658/216912) - Drone - ![Drone](/listings/photos/174844658/216917) - Drone - ![Drone](/listings/photos/174844658/216919) - Drone - ![Photo](/listings/photos/174844658/333552) - Photo - ![Photo](/listings/photos/174844658/333553) - Photo - ![Photo](/listings/photos/174844658/333554) - Photo - ![Photo](/listings/photos/174844658/333555) - Photo - ![Photo](/listings/photos/174844658/333556) - Photo - ![Photo](/listings/photos/174844658/333557) - Photo - ![Photo](/listings/photos/174844658/333558) - Photo - ![Photo](/listings/photos/174844658/333559) - Photo ## Floorplans - ![Floorplan](/listings/photos/174844658/216922) - Floorplan ## EPC Graphs - ![EPC Rating Graph](/listings/photos/174844658/216929) - EPC Rating Graph ## FENSA Certificates This property has 1 FENSA certificate(s) on record. ### FENSA Certificate #8810961 - **Address:** 53 Willowcroft Way, Harriseahead, ST7 4YZ - **Certificate Issued:** 24/04/2012 - **Work Completed:** 29/02/2012 - **Items:** 9 window(s), 3 door(s) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 53 WILLOWCROFT WAY, HARRISEAHEAD, STOKE-ON-TRENT, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST7 4YZ | £214,000 | 02/09/2005 | Detached | | 53 WILLOWCROFT WAY, HARRISEAHEAD, STOKE-ON-TRENT, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST7 4YZ | £78,602 | 10/09/1999 | 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 | |---------|-------|------|------| | 35 ASPEN CLOSE, HARRISEAHEAD, STOKE-ON-TRENT, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST7 4HD | £260,000 | 08/12/2025 | Detached | | 34 LONG LANE, HARRISEAHEAD, STOKE-ON-TRENT, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST7 4LQ | £400,000 | 28/08/2025 | Detached | | 6 ASPEN CLOSE, HARRISEAHEAD, STOKE-ON-TRENT, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST7 4HD | £230,000 | 04/08/2025 | Detached | | SEVEN ARCHES CHAPEL LANE, HARRISEAHEAD, STOKE-ON-TRENT, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST7 4JL | £330,000 | 14/03/2025 | Detached | | 22 LAUREL DRIVE, HARRISEAHEAD, STOKE-ON-TRENT, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST7 4TX | £282,000 | 03/11/2023 | Detached | | 104 HARRISEAHEAD LANE, HARRISEAHEAD, STOKE-ON-TRENT, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST7 4RB | £540,000 | 12/12/2022 | Detached | | 41 CHAPEL LANE, HARRISEAHEAD, STOKE-ON-TRENT, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST7 4JN | £250,000 | 08/12/2022 | Detached | | 43 LAUREL DRIVE, HARRISEAHEAD, STOKE-ON-TRENT, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST7 4LP | £284,950 | 06/05/2022 | Detached | | 2 COTTONWOOD GROVE, HARRISEAHEAD, STOKE-ON-TRENT, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST7 4UG | £220,500 | 03/05/2022 | Detached | | 35 LAUREL DRIVE, HARRISEAHEAD, STOKE-ON-TRENT, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST7 4LP | £212,500 | 02/02/2022 | Detached | | 33 HARRISEAHEAD LANE, HARRISEAHEAD, STOKE-ON-TRENT, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST7 4RD | £290,000 | 22/12/2021 | Detached | | 8 COTTONWOOD GROVE, HARRISEAHEAD, STOKE-ON-TRENT, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST7 4UG | £250,000 | 17/12/2021 | Detached | | 31 CHAPEL LANE, HARRISEAHEAD, STOKE-ON-TRENT, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST7 4JN | £220,000 | 10/12/2021 | Detached | | 25 ASPEN CLOSE, HARRISEAHEAD, STOKE-ON-TRENT, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST7 4HD | £235,000 | 06/12/2021 | Detached | | [Same street] 10 WILLOWCROFT WAY, HARRISEAHEAD, STOKE-ON-TRENT, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST7 4YZ | £205,000 | 30/09/2021 | Detached | | THURSTON CHAPEL LANE, HARRISEAHEAD, STOKE-ON-TRENT, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST7 4JN | £325,000 | 08/09/2021 | Detached | | [Same street] 14 WILLOWCROFT WAY, HARRISEAHEAD, STOKE-ON-TRENT, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST7 4YZ | £190,000 | 27/07/2021 | Detached | | 7 LAUREL DRIVE, HARRISEAHEAD, STOKE-ON-TRENT, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST7 4LP | £215,000 | 12/07/2021 | Detached | | 38 LONG LANE, HARRISEAHEAD, STOKE-ON-TRENT, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST7 4LQ | £365,000 | 25/06/2021 | Detached | **Street average:** £197,500 (2 sales) **Area average:** £288,821 (17 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £364,339 (70 Detached, ST7, 2024–2026) - **Deviation:** +12.5% ## 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 South Cheshire (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £992/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 | |------|------|------|------|------| | [Ravens Lane, Bignall End, Stoke-On-Trent](http://87.117.209.195:8080/listings/030cbd0) | £1,000/mo | 4 | 4.49 miles | Rightmove | **Average rent: £1,000/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.24% (weak for cashflow) - **Max investor price (0.8%):** £125,000 - **Target investor price (1%):** £100,000 *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 £1,000/mo).* - **Gross yield:** 2.9% - **Cost-to-rent:** 34.2× - **Monthly cashflow:** £-740/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -7.5% *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:** £3,661/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 40.9% - **10y growth:** 73% ## 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)