20, THE WILLOWS, LEEK, ST13 8XF - £186,000

The information on this page is based on a number of underlying datasets, most of which are updated monthly. We maintain an update schedule which explains which version of each dataset we are currently relying on.

20 THE WILLOWS is a very small extended detached house of 67m², built sometime between 1991 and 1995, which could now be worth an estimated £289,197. It was last sold for £186,000 in May 2010, which was around 7% below the average May 2010 detached price in the Staffordshire Moorlands local authority area. The most recent EPC inspection was January 2020, where the current energy rating was D, and the potential energy rating was C.

20 THE WILLOWS Sold Prices

Land registry data shows three sales for 20 THE WILLOWS since 1^st January 1995. The below table shows the price paid for the three sales, along with the average detached price in the Staffordshire Moorlands local authority area for the corresponding sale date. All of the three 20 THE WILLOWS sales were for below the average price. The average price is sourced from the Office for National Statistics' House Price Index (HPI).

Date	Price	HPI Price	Variation from HPI
2010 28 MAY	£186,000	£200,474	7% below HPI
2004 20 OCT	£152,000	£189,497	20% below HPI
1996 3 MAY	£65,000	£70,134	7% below HPI

20 THE WILLOWS Price Paid vs. HPI Average

The below graph shows the average detached house price in the Staffordshire Moorlands local authority area over time, sourced from the HPI. The three 20 THE WILLOWS sales between May 1996 and May 2010 have been plotted on the graph. A line has been extrapolated to show what the value of the property might have been over time, following each sale, had it maintained the same margin above or below the HPI (as a percentage). For example, the October 2004 sale was for 20% below the HPI. So the extrapolation line tracks at 20% below the HPI over time, until the May 2010 sale, where it rises to 7% below the HPI. The line then continues to track at 7% below the HPI.

What might 20 THE WILLOWS be worth now?

20 THE WILLOWS might now be worth an estimated £289,197.

This is based on house price inflation of 55.5%, between May 2010 and June 2025, for detached houses, in the Staffordshire Moorlands local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 55.5% inflationary increase is applied to the most recent sale price for 20 THE WILLOWS of £186,000 on 28th May 2010. For the value to have increased from £186,000 to £289,197 over the fourteen years and eleven months to June 2025, the following assumptions must hold true:

• The value of 20 THE WILLOWS has moved in line with the HPI for detached houses in the Staffordshire Moorlands local authority area.
• The May 2010 sale price of £186,000 represented a fair market value for the property.
• The size, condition, and specification of 20 THE WILLOWS has not materially changed since May 2010.

How Large is 20 THE WILLOWS?

20 THE WILLOWS is 67m², which includes one extension, according to the EPC inspection conducted in January 2020. This puts it in the smallest 20% of detached houses houses in Leek, based on EPC data. The below chart shows the distribution of detached houses houses by size in Leek, and where 20 THE WILLOWS lies on this distribution: 11% of detached houses houses are smaller than 20 THE WILLOWS, and 89% of houses are larger. Note that EPC data is not available for all properties in Leek.

20 THE WILLOWS: Plot and Title Map

20 THE WILLOWS sits on a plot of roughly 0.055 of an acre, or 222m². The below map shows the location of 20 THE WILLOWS, an approximate outline of the building(s), and the indicative extent of the property. The plot extent is a Land Registry INSPIRE Index Polygon, and it is important to note that a title may include more than one polygon, whereas only one polygon is shown on the map (the polygon which intersects with the position of 20 THE WILLOWS). The full extent of the land contained in any registered title can only be identified from the individual title plan. The maps on this page should not be relied upon to establish the extent of a title.

Where is 20 THE WILLOWS?

20 THE WILLOWS is located in LEEK, in the ST13 postcode district. The below map shows the position of No. 20 on THE WILLOWS.