# 49 FRIARSWOOD ROAD, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 2EE

## Property details

- Slug: `e3c3ba8` (address key hash: `e3c3ba8fe626c1df41e060e4afc322cfd8e2b389`)
- Postcode: ST5 2EE
- Transactions on record: 2

- Tenure: Freehold
- Property type: Terraced
- Bedrooms: 3
- Bathrooms: 1
- Floor area: 86 m²
- EPC rating: C
- Year built: England and Wales: 1930-1949
- Last sold: £173,500 Apr 2026
- Price per m²: £2,017/m²
- Local average: £142,194 (106 sales)
- Street crime: 330 incidents within 1 mile (May 2026)

## Latest sale

- Price: £173,500
- Date: 2026-04-02
- Type: T
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 08/01/2036
- **Current heating cost:** £855/year
- **Est. upgrade cost to C:** £16,500

### Recommendations
- W2 (£5,000 - £10,000)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2415-1493-3517-1935-0414)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-04-02 | £173,500 | Terraced | +44.6% | £173,500 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/50d10b84-5700-b8d0-e063-4704a8c08d98) |
| Sold | 2023-05-15 | £120,000 | Terraced | — | £133,671 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/0b853950-5761-69a5-e063-4704a8c07dac) |

*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 |
|---------|-------|------|------|
| 49 FRIARSWOOD ROAD, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 2EE | £173,500 | 02/04/2026 | Terraced |
| 49 FRIARSWOOD ROAD, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 2EE | £120,000 | 15/05/2023 | Terraced |

## Historic listings

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

- Matched listing: [173091785](http://87.117.209.195:8080/listings/847ba77)

| Event | Date | Price |
|-------|------|-------|
| listed | 2026-03-10 | £165,000 |
| sold | 2026-01-01 | £173,500 |
| sold | 2023-01-01 | £120,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 21 HIGHERLAND, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 2TF | £155,000 | 17/10/2025 | Terraced |
| 113 FRIARSWOOD ROAD, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 2EF | £137,000 | 26/09/2023 | Terraced |
| 3 BROOK LANE, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 3AA | £98,000 | 10/06/2022 | Terraced |
| 85 FRIARSWOOD ROAD, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 2EF | £117,500 | 22/04/2022 | Terraced |
| 81 FRIARSWOOD ROAD, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 2EF | £148,500 | 04/02/2022 | Terraced |
| 13 BROOK LANE, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 3AA | £97,000 | 29/11/2021 | Terraced |
| 29 FRIARSWOOD ROAD, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 2EE | £137,000 | 24/11/2021 | Terraced |
| 63 FRIARSWOOD ROAD, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 2EE | £97,500 | 17/08/2021 | Terraced |
| 20 FRIARSWOOD ROAD, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 2EG | £144,000 | 30/07/2021 | Terraced |

**Area average:** £125,722 (9 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 |
|---------|-------|------|------|----------|
| [Friarswood Road, Newcastle, ST5](http://87.117.209.195:8080/listings/da2edc8) | £155,000 | 3 | Terraced | 0.00 mi |
| [Hatrell Street, Newcastle under Lyme](http://87.117.209.195:8080/listings/d2b55c0) | £120,000 | 3 | Terraced | 0.22 mi |
| [Mellard Street, Newcastle, Staffordshire, ST5](http://87.117.209.195:8080/listings/e848812) | £120,000 | 3 | End of terrace | 0.68 mi |
| [King Street, Newcastle, ST5](http://87.117.209.195:8080/listings/7922055) | £190,000 | 3 | Terraced | 0.72 mi |

## Capital growth trend

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

- **5y growth:** 28%
- **10y growth:** 51.2%

## House Price Index (HM Land Registry)

*Official index for Newcastle-under-Lyme; Terraced series; as of April 2026.*

- **1y growth (index):** 1.6%
- **5y growth (index):** 27.2%
- **10y growth (index):** 59%

## Rental Range

*ONS Price Index of Private Rents (Newcastle-under-Lyme). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £743/mo
- **Realistic:** £826/mo
- **Optimistic:** £909/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Staffordshire North (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 |
|------|------|------|------|------|
| [Webster Street, Newcastle Under Lyme, ST5](http://87.117.209.195:8080/listings/4c67ed8) | £900/mo | 3 | 0.31 miles | Rightmove |
| [Brunswick Street, Newcastle, Staffordshire, ST5](http://87.117.209.195:8080/listings/9a07461) | £1,000/mo | 3 | 0.43 miles | Rightmove |
| [Prospect Terrace, Newcastle, Staffordshire, ST5](http://87.117.209.195:8080/listings/8762975) | £775/mo | 3 | 0.52 miles | Rightmove |
| [Wesley Place, Newcastle, ST5](http://87.117.209.195:8080/listings/48400a5) | £1,000/mo | 3 | 0.54 miles | Rightmove |
| [Enderley Street, Newcastle-Under-Lyme, ST5](http://87.117.209.195:8080/listings/5fe428d) | £1,350/mo | 3 | 0.54 miles | Rightmove |
| [Thistleberry Avenue, The Westlands, Newcastle Under Lyme, Staffordshire, ST5](http://87.117.209.195:8080/listings/b9782ab) | £1,445/mo | 3 | 0.57 miles | Rightmove |
| [Orme Road, Newcastle, ST5](http://87.117.209.195:8080/listings/ced6280) | £950/mo | 3 | 0.63 miles | Rightmove |
| [Earls Drive, Westlands, Newcastle-under-Lyme, ST5](http://87.117.209.195:8080/listings/db90fce) | £800/mo | 3 | 0.65 miles | Rightmove |
| [Snowgoose Way, Newcastle, ST5](http://87.117.209.195:8080/listings/29d2bce) | £1,300/mo | 3 | 0.75 miles | Rightmove |
| [Greylag Gate, Newcastle, Staffordshire, ST5](http://87.117.209.195:8080/listings/7062d4c) | £1,200/mo | 3 | 0.84 miles | Rightmove |
| [Rosemary Hill, ST5](http://87.117.209.195:8080/listings/8c68362) | £1,400/mo | 3 | 0.91 miles | Rightmove |
| [Bunny Hill, Newcastle-Under-Lyme, ST5](http://87.117.209.195:8080/listings/b3c415e) | £1,150/mo | 3 | 0.93 miles | Rightmove |
| [Waters Edge Close, Silverdale, Newcastle, ST5](http://87.117.209.195:8080/listings/2914cd8) | £1,000/mo | 3 | 0.94 miles | Rightmove |
| [Navigation Way, Newcastle, Staffordshire, ST5](http://87.117.209.195:8080/listings/a3d1f6a) | £1,050/mo | 3 | 0.99 miles | Rightmove |
| [Repton Drive, Newcastle](http://87.117.209.195:8080/listings/82a893e) | £1,850/mo | 3 | 1.14 miles | Rightmove |
| [Maureen Grove, Newcastle, Staffordshire, ST5](http://87.117.209.195:8080/listings/1f32e58) | £995/mo | 3 | 1.21 miles | Rightmove |
| [High Street, May Bank, Newcastle, Staffordshire, ST5](http://87.117.209.195:8080/listings/f374b79) | £900/mo | 3 | 1.27 miles | Rightmove |
| [High Street, May Bank, Newcastle, Staffordshire, ST5](http://87.117.209.195:8080/listings/ced9126) | £950/mo | 3 | 1.28 miles | Rightmove |
| [Denbigh Close, Clayton, Newcastle ST5 3DL](http://87.117.209.195:8080/listings/4008de5) | £1,250/mo | 3 | 1.35 miles | Rightmove |
| [Car Park Lymedale Cross Industrial Estate, Newcastle Under Lyme ST5](http://87.117.209.195:8080/listings/bced143) | £1/mo | — | 1.37 miles | Rightmove |

**Average rent: £1,129/mo (34 listings)**

## 1% Rule

- **Rent ratio:** 0.58% (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

- **This street:** 6.6% gross yield (avg £135,600 sale, £750/mo rent)
*Based on OpenRent comparables (median £1,000/mo).*

- **Gross yield:** 6.9%
- **Cost-to-rent:** 14.5×
- **Monthly cashflow:** £192/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 4.6%

*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:** Job (default Low)

[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 | 135 |
| Anti-social behaviour | 66 |
| Public order | 29 |
| Shoplifting | 23 |
| Other theft | 17 |
| Criminal damage and arson | 16 |
| Drugs | 16 |
| Burglary | 12 |
| Bicycle theft | 5 |
| Vehicle crime | 5 |
| Robbery | 4 |
| Other crime | 1 |
| Theft from the person | 1 |
| **Total incidents** | **330** |

*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 |
|------|------|----------|--------|
| Blackfriars Academy | Other | 0.1 miles | Outstanding — 6 Feb 2013 |
| St Giles' and St George's Church of England Academy | Primary | 0.3 miles | Good — 21 May 2023 |
| Hassell Primary School | Primary | 0.3 miles | Good — 25 Oct 2023 |
| Co-op Academy Friarswood | Primary | 0.3 miles | Good — 8 Mar 2013 |
| Coppice Academy | Other | 0.4 miles | Good — 6 Mar 2014 |