# 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)