Semi-Detached

88 JAMES WAY

DONNINGTON, TELFORD, WREKIN, TF2 8AX

£155,000

Location

Map view View on Google Maps View on OpenStreetMap Street View TF2 8AX

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	Unknown	0.1 miles
Shop	Inchcape	0.1 miles
Hospital	Shrewsbury & Telford Hospital NHS Trust Sterile Services Department (SSD)	1.7 miles
Train station	Oakengates	1.7 miles
University	University Of Wolverhampton (Shropshire Campus) (Business School)	2.5 miles

Property details

Tenure

Freehold

Property type

Semi-detached

Bedrooms

Bathrooms

Floor area

91 m²

EPC rating

Year built

England and Wales: 1976-1982

Last sold

£155,000 Feb 2026

Price per m²

£1,703/m²

Local average

£201,246 (55 sales)

Street crime

96 incidents within 1 mile (May 2026)

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 22/10/2025

Expiry date: 21/10/2035

Current heating cost: £967/year

Potential heating cost: £769/year

Est. upgrade cost to C: £17,750

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Flat roof or sloping ceiling insulation (£900 - £1,200)
Floor insulation (solid floor) (£5,000 - £10,000)
Draughtproof single-glazed windows (£150 - £250)
Solar photovoltaic panels, 2.5 kWp (£8,000 - £10,000)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	17/02/2026	£155,000	Semi-detached	—	£152,792 to April 2026	View transaction

Historic listings

Listing and sale events only where we matched the listing page to a Land Registry sale already on record for this address.

Event	Date	Price
sold	01/01/2026	£155,000
listed	16/10/2025	£160,000

Photos · Open listing

Sold comparables

Same street and nearby sales within 0.25 miles (last 5 years). Land Registry Price Paid Data.

Address	Price	Date	Type
90 LEONARD CLOSE, DONNINGTON, TELFORD, WREKIN, TF2 8BQ	£163,500	11/09/2025	Semi-detached
9 EAST AVENUE, DONNINGTON, TELFORD, WREKIN, TF2 8BU	£129,000	11/08/2025	Semi-detached
77 JAMES WAY, DONNINGTON, TELFORD, WREKIN, TF2 8AY	£184,000	20/10/2024	Semi-detached
83 LEONARD CLOSE, DONNINGTON, TELFORD, WREKIN, TF2 8BH	£157,000	17/07/2024	Semi-detached
31 WINIFREDS DRIVE, DONNINGTON, TELFORD, WREKIN, TF2 8BB	£185,000	30/10/2023	Semi-detached
22 JAMES WAY, DONNINGTON, TELFORD, WREKIN, TF2 8AU	£85,000	02/10/2023	Semi-detached
40 WINIFREDS DRIVE, DONNINGTON, TELFORD, WREKIN, TF2 8BA	£195,000	22/09/2023	Semi-detached
160 TRENCH ROAD, TRENCH, TELFORD, WREKIN, TF2 7DX	£118,000	07/06/2023	Semi-detached
45 WEST AVENUE, DONNINGTON, TELFORD, WREKIN, TF2 8BL	£150,000	28/04/2023	Semi-detached
8 PRIESTLAND TERRACE, DONNINGTON, TELFORD, WREKIN, TF2 7JH	£152,000	31/03/2023	Semi-detached
25 JAMES WAY, DONNINGTON, TELFORD, WREKIN, TF2 8AU	£150,000	16/12/2022	Semi-detached
162 TRENCH ROAD, TRENCH, TELFORD, WREKIN, TF2 7DX	£129,000	11/10/2022	Semi-detached
7 WINIFREDS DRIVE, DONNINGTON, TELFORD, WREKIN, TF2 8BB	£175,000	01/09/2022	Semi-detached
205 TRENCH ROAD, TRENCH, TELFORD, WREKIN, TF2 7DX	£134,000	22/07/2022	Semi-detached
63 WREKIN DRIVE, DONNINGTON, TELFORD, WREKIN, TF2 8DT	£167,500	23/06/2022	Semi-detached
8 WEST AVENUE, DONNINGTON, TELFORD, WREKIN, TF2 8BN	£110,000	26/05/2022	Semi-detached
40 EAST AVENUE, DONNINGTON, TELFORD, WREKIN, TF2 8BT	£138,000	06/05/2022	Semi-detached
24 JAMES WAY, DONNINGTON, TELFORD, WREKIN, TF2 8AU	£104,000	22/04/2022	Semi-detached
62 JAMES WAY, DONNINGTON, TELFORD, WREKIN, TF2 8AX	£157,500	25/03/2022	Semi-detached
203 TRENCH ROAD, TRENCH, TELFORD, WREKIN, TF2 7DX	£135,000	28/01/2022	Semi-detached

Area average: £145,925 (20 sales)

For sale comparables

Active for-sale listings within 1 mile, matched to the same property type and bedroom count.

Address	Price	Beds	Type	Distance
Preston Grove, Trench, Telford, Shropshire, TF2 7DD	£250,000	3	Semi-detached	0.56 mi
Summer Crescent, Wrockwardine Wood, Telford	£185,000	3	Semi-detached	0.75 mi
Teagues Crescent, Trench, Telford, Shropshire, TF2	£249,995	3	Semi-detached	0.85 mi
Teagues Crescent, Trench, Telford, TF2 6RF.	£220,000	3	Semi-detached	0.97 mi

Capital growth trend

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

5y growth 26.3%

10y growth 58.4%

House Price Index (HM Land Registry — official index, not sold-price averages): Telford and Wrekin. Series: Semi-detached. As of April 2026.

1y (index) 3%

5y (index) 23.4%

10y (index) 58.2%

Rental Range

Estimated market rent for Telford and Wrekin. Low = conservative, Realistic = average, Optimistic = best case.

Low £773/mo

Realistic £859/mo

Optimistic £945/mo

Based on Local Authority from postcode lookup → Telford and Wrekin.

LHA (30th percentile) floor for Shropshire: Apr 2025 – Mar 2026

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
3 Bed Semi-Detached House, Woodhouse Crescent, TF2	£1,100/mo	3	0.37 miles	OpenRent

Average rent: £1,100/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.71%

Max investor price (0.8%) £137,500

Target investor price (1%) £110,000

Gross yield 8.5%

Cost-to-rent ratio 11.7×

Monthly cashflow £355/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 9.5%

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).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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).

Flood risk

Zone: 1

Risk: Low

Not in Flood Risk Area (no data)

Street-level crime

Category	Count
Violence and sexual offences	41
Shoplifting	25
Other theft	6
Public order	6
Criminal damage and arson	5
Drugs	3
Other crime	3
Possession of weapons	3
Vehicle crime	3
Bicycle theft	1
Total incidents	96

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
Donnington Wood CofE Voluntary Controlled Junior School	Primary	0.2 miles	— (Inspected (no overall grade))
Donnington Wood Infant School and Nursery Centre	Primary	0.3 miles	Good — 14 Sep 2023
Wrockwardine Wood Church of England Junior School	Primary	0.5 miles	Good — 23 Nov 2011
Wrockwardine Wood Infant School and Nursery	Primary	0.6 miles	Good — 6 Oct 2019
St Luke's Catholic Primary School	Primary	0.6 miles	Good — 13 Nov 2014

FENSA

Window and door installation certificates found for this address.

Issued	Work completed	Windows	Doors
06/05/2014	14/04/2014	1	2

# 88 JAMES WAY, DONNINGTON, TELFORD, WREKIN, TF2 8AX

## Property details

- Slug: `228b536` (address key hash: `228b5369d7eab656d2646a10a664fb0f0054a653`)
- Postcode: TF2 8AX
- Transactions on record: 1

- Tenure: Freehold
- Property type: Semi-detached
- Bedrooms: 3
- Bathrooms: 1
- Floor area: 91 m²
- EPC rating: D
- Year built: England and Wales: 1976-1982
- Last sold: £155,000 Feb 2026
- Price per m²: £1,703/m²
- Local average: £201,246 (55 sales)
- Street crime: 96 incidents within 1 mile (May 2026)

## Latest sale

- Price: £155,000
- Date: 2026-02-17
- Type: S
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 21/10/2035
- **Current heating cost:** £967/year
- **Est. upgrade cost to C:** £17,750

### Recommendations
- A2 (£900 - £1,200)
- W2 (£5,000 - £10,000)
- D (£150 - £250)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2211-3421-3274-1059-8153)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-17 | £155,000 | Semi-detached | — | £152,792 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4e75c29d-a853-8922-e063-4804a8c094d0) |

*Today’s value (HPI): adjusted using published house price index trends for the area and property type; not a valuation of the property today.*

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 88 JAMES WAY, DONNINGTON, TELFORD, WREKIN, TF2 8AX | £155,000 | 17/02/2026 | Semi-detached |

## Historic listings

Listing activity only where we matched the listing to a Land Registry sale already on record for this address.

- Matched listing: [168278216](http://87.117.209.195:8080/listings/9fc65f4)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £155,000 |
| listed | 2025-10-16 | £160,000 |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 90 LEONARD CLOSE, DONNINGTON, TELFORD, WREKIN, TF2 8BQ | £163,500 | 11/09/2025 | Semi-detached |
| 9 EAST AVENUE, DONNINGTON, TELFORD, WREKIN, TF2 8BU | £129,000 | 11/08/2025 | Semi-detached |
| 77 JAMES WAY, DONNINGTON, TELFORD, WREKIN, TF2 8AY | £184,000 | 20/10/2024 | Semi-detached |
| 83 LEONARD CLOSE, DONNINGTON, TELFORD, WREKIN, TF2 8BH | £157,000 | 17/07/2024 | Semi-detached |
| 31 WINIFREDS DRIVE, DONNINGTON, TELFORD, WREKIN, TF2 8BB | £185,000 | 30/10/2023 | Semi-detached |
| 22 JAMES WAY, DONNINGTON, TELFORD, WREKIN, TF2 8AU | £85,000 | 02/10/2023 | Semi-detached |
| 40 WINIFREDS DRIVE, DONNINGTON, TELFORD, WREKIN, TF2 8BA | £195,000 | 22/09/2023 | Semi-detached |
| 160 TRENCH ROAD, TRENCH, TELFORD, WREKIN, TF2 7DX | £118,000 | 07/06/2023 | Semi-detached |
| 45 WEST AVENUE, DONNINGTON, TELFORD, WREKIN, TF2 8BL | £150,000 | 28/04/2023 | Semi-detached |
| 8 PRIESTLAND TERRACE, DONNINGTON, TELFORD, WREKIN, TF2 7JH | £152,000 | 31/03/2023 | Semi-detached |
| 25 JAMES WAY, DONNINGTON, TELFORD, WREKIN, TF2 8AU | £150,000 | 16/12/2022 | Semi-detached |
| 162 TRENCH ROAD, TRENCH, TELFORD, WREKIN, TF2 7DX | £129,000 | 11/10/2022 | Semi-detached |
| 7 WINIFREDS DRIVE, DONNINGTON, TELFORD, WREKIN, TF2 8BB | £175,000 | 01/09/2022 | Semi-detached |
| 205 TRENCH ROAD, TRENCH, TELFORD, WREKIN, TF2 7DX | £134,000 | 22/07/2022 | Semi-detached |
| 63 WREKIN DRIVE, DONNINGTON, TELFORD, WREKIN, TF2 8DT | £167,500 | 23/06/2022 | Semi-detached |
| 8 WEST AVENUE, DONNINGTON, TELFORD, WREKIN, TF2 8BN | £110,000 | 26/05/2022 | Semi-detached |
| 40 EAST AVENUE, DONNINGTON, TELFORD, WREKIN, TF2 8BT | £138,000 | 06/05/2022 | Semi-detached |
| 24 JAMES WAY, DONNINGTON, TELFORD, WREKIN, TF2 8AU | £104,000 | 22/04/2022 | Semi-detached |
| 62 JAMES WAY, DONNINGTON, TELFORD, WREKIN, TF2 8AX | £157,500 | 25/03/2022 | Semi-detached |
| 203 TRENCH ROAD, TRENCH, TELFORD, WREKIN, TF2 7DX | £135,000 | 28/01/2022 | Semi-detached |

**Area average:** £145,925 (20 sales)

## For sale comparables

*Active for-sale listings within 1 mile, matched to the same property type and bedroom count.*

| Address | Price | Beds | Type | Distance |
|---------|-------|------|------|----------|
| [Preston Grove, Trench, Telford, Shropshire, TF2 7DD](http://87.117.209.195:8080/listings/472c1a8) | £250,000 | 3 | Semi-detached | 0.56 mi |
| [Summer Crescent, Wrockwardine Wood, Telford](http://87.117.209.195:8080/listings/052d93f) | £185,000 | 3 | Semi-detached | 0.75 mi |
| [Teagues Crescent, Trench, Telford, Shropshire, TF2](http://87.117.209.195:8080/listings/3a970c8) | £249,995 | 3 | Semi-detached | 0.85 mi |
| [Teagues Crescent, Trench, Telford, TF2 6RF.](http://87.117.209.195:8080/listings/620198a) | £220,000 | 3 | Semi-detached | 0.97 mi |

## Capital growth trend

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

- **5y growth:** 26.3%
- **10y growth:** 58.4%

## House Price Index (HM Land Registry)

*Official index for Telford and Wrekin; Semi-detached series; as of April 2026.*

- **1y growth (index):** 3%
- **5y growth (index):** 23.4%
- **10y growth (index):** 58.2%

## Rental Range

*ONS Price Index of Private Rents (Telford and Wrekin). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £773/mo
- **Realistic:** £859/mo
- **Optimistic:** £945/mo

## LHA (Local Housing Allowance)

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

## 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 |
|------|------|------|------|------|
| 3 Bed Semi-Detached House, Woodhouse Crescent, TF2 | £1,100/mo | 3 | 0.37 miles | OpenRent |

**Average rent: £1,100/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.71% (weak for cashflow)
- **Max investor price (0.8%):** £137,500
- **Target investor price (1%):** £110,000

*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 £1,100/mo).*

- **Gross yield:** 8.5%
- **Cost-to-rent:** 11.7×
- **Monthly cashflow:** £355/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 9.5%

*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).*

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Not in Flood Risk Area (no data)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

## Street-level crime

| Category | Count |
|----------|-------|
| Violence and sexual offences | 41 |
| Shoplifting | 25 |
| Other theft | 6 |
| Public order | 6 |
| Criminal damage and arson | 5 |
| Drugs | 3 |
| Other crime | 3 |
| Possession of weapons | 3 |
| Vehicle crime | 3 |
| Bicycle theft | 1 |
| **Total incidents** | **96** |

*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.*

| Name | Type | Distance | Ofsted |
|------|------|----------|--------|
| Donnington Wood CofE Voluntary Controlled Junior School | Primary | 0.2 miles | — (Inspected (no overall grade)) |
| Donnington Wood Infant School and Nursery Centre | Primary | 0.3 miles | Good — 14 Sep 2023 |
| Wrockwardine Wood Church of England Junior School | Primary | 0.5 miles | Good — 23 Nov 2011 |
| Wrockwardine Wood Infant School and Nursery | Primary | 0.6 miles | Good — 6 Oct 2019 |
| St Luke's Catholic Primary School | Primary | 0.6 miles | Good — 13 Nov 2014 |

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #10267325
- **Address:** 88 James Way, Donnington, TF2 8AX
- **Certificate Issued:** 06/05/2014
- **Work Completed:** 14/04/2014
- **Items:** 1 window(s), 2 door(s)