WOODCROFT, RECTORY LANE, HAUGHTON, STAFFORD, ST18 9HU - £175,000

Based on the January 2025 Price Paid Data (released on 3rd March 2025), the December 2024 House Price Index (released on 19th February 2025), and the January 2025 Energy Performance of Buildings Data (released on 27th February 2025). Sources

WOODCROFT is a very small detached house of 93m², built sometime between 1950 and 1966, which could now be worth an estimated £279,036. It was last sold for £175,000 in October 2009, which was around 26% below the average October 2009 detached price in the Stafford local authority area. The most recent EPC inspection was September 2009, where the current energy rating was D, and the potential energy rating was D.

WOODCROFT Sold Prices

Land registry data shows two sales for WOODCROFT since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the Stafford local authority area for the corresponding sale date. Both of the two WOODCROFT 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
2009 6 OCT	£175,000	£236,280	26% below HPI
1998 26 FEB	£70,000	£89,606	22% below HPI

WOODCROFT Price Paid vs. HPI Average

The below graph shows the average detached house price in the Stafford local authority area over time, sourced from the HPI. The two WOODCROFT sales from February 1998 and October 2009 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 February 1998 sale was for 22% below the HPI. So the extrapolation line tracks at 22% below the HPI over time, until the October 2009 sale, where it falls to 26% below the HPI. The line then continues to track at 26% below the HPI.

What might WOODCROFT be worth now?

WOODCROFT might now be worth an estimated £279,036.

This is based on house price inflation of 59.4%, between October 2009 and December 2024, for detached houses, in the Stafford local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 59.4% inflationary increase is applied to the most recent sale price for WOODCROFT of £175,000 on 6th October 2009. For the value to have increased from £175,000 to £279,036 over the fourteen years and ten months to December 2024, the following assumptions must hold true:

• The value of WOODCROFT has moved in line with the HPI for detached houses in the Stafford local authority area.
• The October 2009 sale price of £175,000 represented a fair market value for the property.
• The size, condition, and specification of WOODCROFT has not materially changed since October 2009.

How Large is WOODCROFT?

WOODCROFT is 93m² according to the EPC inspection conducted in September 2009. This puts it in the smallest 20% of detached houses houses in Haughton, based on EPC data. The below chart shows the distribution of detached houses houses by size in Haughton, and where WOODCROFT lies on this distribution: 16% of detached houses houses are smaller than WOODCROFT, and 84% of houses are larger. Note that EPC data is not available for all properties in Haughton.

WOODCROFT: Plot and Title Map

WOODCROFT sits on a plot of roughly 0.208 of an acre, or 840m². The below map shows the location of WOODCROFT, 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 WOODCROFT). 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 WOODCROFT?

WOODCROFT is located on RECTORY LANE in HAUGHTON, in the ST18 postcode district. The below map shows the position of WOODCROFT on RECTORY LANE.