# 4 bedroom semi-detached house for sale (ST5 2EY) ## Property Details | Key | Value | |-----|-------| | Address | 59 ABBOTS WAY, NEWCASTLE, NEWCASTLE, STAFFORDSHIRE ST5 2EY | | Price | £450,000 | | Bedrooms | 4 | | Bathrooms | 2 | | Council tax | E | | Construction age | England and Wales: 1930-1949 | | Floor area | 131 m² | | Last sold | £125,000 Feb 2001 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** C - **Expiry date:** 14/04/2036 - **Current heating cost:** £1,436/year - **Est. upgrade cost to C:** £19,350 ### Recommendations - W1 (£5,000 - £10,000) - I (£2,200 - £3,500) - U (£8,000 - £10,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0350-2585-9640-2196-5101) ## Description A substantial semi detached property benefiting from a further two storey extension, ideally suited for a large growing family. Accommodation includes a feature reception hallway, two spacious family reception rooms, breakfast kitchen with a separate utility to the rear of a large garage which forms part of the extension. On the first floor there are four large double bedrooms to include a first floor extended master bedroom suite. Pleasantly situated in a most desirable and convenient location within the Westlands district, the property enjoys attractive views to the rear over adjacent Parkland. It holds a prominent position on Abbots Way with ample parking and benefits from a substantial family sized rear garden of approximately 120 ft (36m) Accommodation: – Glazed enclosed entrance porch leading to the reception hallway with turn staircase and plate display rail. The two large family receptions comprise; front facing sitting/dining room with large bay window having fitted shutters and an ornate fireplace with tile surround/hearth having fitted cupboards/display shelving either side of the chimney breast recess. The second reception/living room is equally impressive with a gas fire in stone surround having further fitted cupboard/display shelving within the chimney breast recess. The room also features a large square bay window overlooking the rear garden with French door access. Also enjoying a rear view over the garden is a fitted breakfast kitchen having a range of units to three sides with sink unit and integrated dishwasher, fitted electric grill/oven and five ring gas hob with extractor. Returning from the hallway, there is an under stairs passageway leading to a large integral garage with further under stairs storage and cloaks/WC. To the rear of the garage is a separate utility fitted with a further range of cupboard units including housing of the central heating boiler and features a white glazed Belfast sink with provision for further appliances and washing facilities. There is a further window view and access out onto the rear garden. On the first floor is a split landing area with pull down ladder to loft access. To the right of the landing area is the extended master bedroom suite fitted with a range of wardrobes, cupboards and bedside cabinet units. A rear facing window enjoys pleasant views over the garden and parkland. There is a modern ensuite shower room featuring an enclosed tile shower cubicle with spa shower and combined unit WC/vanity wash basin. The original bathroom is split either side of the landing area with washroom/WC facilities on one side and the bathroom with further wash basin and over stairs linen cupboards situated to the other side of the landing. The remaining original bedrooms are all of large double proportion. They include a large repeat front bay window to the second bedroom, with the remaining family bedrooms having built-in wardrobe storage and further views over the rear garden and parkland. The property enjoys an idea position on Abbotts Way, having block paved frontage providing parking for vehicles. There is access to the side leading to an extensive enclosed family garden of approximately 120ft (36m) depth with paved patio, large lawn having plant borders and steps leading up to a further extensive paved and stone chip sun patio, ideal for summer entertaining. There is also a small aluminium store shed and a timber framed bar. EPC Rating: C ## Property Photos - ![Photo](/listings/photos/174739658/142259) - ![Photo](/listings/photos/174739658/142260) - ![Photo](/listings/photos/174739658/142261) - ![Photo](/listings/photos/174739658/142262) - ![Photo](/listings/photos/174739658/142263) - ![Photo](/listings/photos/174739658/142264) - ![Photo](/listings/photos/174739658/142265) - ![Photo](/listings/photos/174739658/142266) - ![Photo](/listings/photos/174739658/142267) - ![Photo](/listings/photos/174739658/142268) - ![Photo](/listings/photos/174739658/142269) - ![Photo](/listings/photos/174739658/142271) - ![Photo](/listings/photos/174739658/142272) - ![Photo](/listings/photos/174739658/142274) - ![Photo](/listings/photos/174739658/142276) - ![Photo](/listings/photos/174739658/142278) - ![Photo](/listings/photos/174739658/142281) - ![Photo](/listings/photos/174739658/142283) - ![Photo](/listings/photos/174739658/142285) - ![Photo](/listings/photos/174739658/142287) - ![Photo](/listings/photos/174739658/142295) - ![Photo](/listings/photos/174739658/142298) - ![Photo](/listings/photos/174739658/142301) - ![Photo](/listings/photos/174739658/142305) - ![Photo](/listings/photos/174739658/142308) ## Floorplans - ![All](/listings/photos/174739658/142312) - All ## EPC Graphs - ![EPC 1](/listings/photos/174739658/142315) - EPC 1 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 59 ABBOTS WAY, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 2EY | £125,000 | 22/02/2001 | Semi-detached | ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | 47 VALLEY VIEW, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 3FB | £266,000 | 17/10/2025 | Semi-detached | | 49 EARLS DRIVE, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 3QR | £206,000 | 05/08/2025 | Semi-detached | | 91 ABBOTS WAY, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 3QX | £220,000 | 21/02/2025 | Semi-detached | | 13 BUCKMASTER AVENUE, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 3AJ | £204,000 | 06/10/2023 | Semi-detached | | 2 CHESTER CRESCENT, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 3RU | £370,000 | 05/10/2023 | Semi-detached | | 1 ELEANOR CRESCENT, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 3SB | £422,500 | 29/09/2023 | Semi-detached | | 49 EARLS DRIVE, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 3QR | £147,000 | 25/07/2023 | Semi-detached | | 29 ELEANOR CRESCENT, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 3SB | £306,000 | 21/07/2023 | Semi-detached | | 39 KINGSWAY EAST, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 3PY | £340,000 | 14/07/2023 | Semi-detached | | 9 ELEANOR CRESCENT, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 3SB | £305,000 | 14/07/2023 | Semi-detached | | 35 ELEANOR CRESCENT, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 3SB | £340,000 | 23/06/2023 | Semi-detached | | 49 EARLS DRIVE, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 3QR | £121,800 | 19/05/2023 | Semi-detached | | 8 CHERVIL CLOSE, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 3FF | £220,000 | 04/05/2023 | Semi-detached | | 10 CHERVIL CLOSE, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 3FF | £250,000 | 08/03/2023 | Semi-detached | | 39 KINGSWAY EAST, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 3PY | £300,000 | 06/01/2023 | Semi-detached | | 69 CLAYTON ROAD, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 3NE | £260,000 | 20/12/2022 | Semi-detached | | 31 CHESTER CRESCENT, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 3RT | £355,000 | 15/12/2022 | Semi-detached | | 3 VALLEY VIEW, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 3FB | £230,000 | 30/11/2022 | Semi-detached | | 81 ABBOTS WAY, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 3QX | £223,000 | 04/11/2022 | Semi-detached | | 56 EARLS DRIVE, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 3QS | £185,000 | 16/09/2022 | Semi-detached | | [Same street] 75 ABBOTS WAY, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 2EY | £167,500 | 13/08/2021 | Semi-detached | **Street average:** £167,500 (1 sale) **Area average:** £263,565 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £199,416 (141 Semi-detached, ST5, 2024–2026) - **Deviation:** +125.7% ## 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).* - **LHA floor (this property size):** £798/mo ## 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 | |------|------|------|------|------| | [9 Rothesay Court, Rothesay Av, Westlands, ST5 2LX](http://87.117.209.195:8080/listings/8dbfc26) | £210/mo | — | 0.85 miles | Rightmove | | [Snowgoose Way, Newcastle](http://87.117.209.195:8080/listings/054fe3a) | £1,700/mo | 4 | 1.05 miles | Rightmove | | [Enstone Court, Westbury Park, Newcastle Under Lyme, Staffordshire, ST5](http://87.117.209.195:8080/listings/2cb6c64) | £1,295/mo | 4 | 1.14 miles | Rightmove | | [ Aspen Rise, Clayton](http://87.117.209.195:8080/listings/9214ff2) | £1,995/mo | 4 | 1.53 miles | Rightmove | | [Car Park Lymedale Cross Industrial Estate, Newcastle Under Lyme ST5](http://87.117.209.195:8080/listings/bced143) | £1/mo | — | 1.83 miles | Rightmove | | [The Coach House, Butterton, Newcastle Under Lyme, Staffordshire, ST5](http://87.117.209.195:8080/listings/9c3c8f4) | £4,995/mo | 4 | 1.94 miles | Rightmove | | [Whitmore Heath, Newcastle, Staffordshire, ST5](http://87.117.209.195:8080/listings/b4d8ac9) | £1,800/mo | 4 | 3.93 miles | Rightmove | | [Stableford, Newcastle-Under-Lyme, Staffordshire, ST5](http://87.117.209.195:8080/listings/e0262d1) | £1,400/mo | 4 | 4.37 miles | Rightmove | **Average rent: £1,675/mo (8 listings)** ## 1% Rule - **Rent ratio:** 0.34% (weak for cashflow) - **Max investor price (0.8%):** £193,750 - **Target investor price (1%):** £155,000 *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 £1,550/mo).* - **Gross yield:** 4.1% - **Cost-to-rent:** 24.2× - **Monthly cashflow:** £-402/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -3.7% *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).* ## Price per Square Metre - **£/m²:** £3,435/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 18.1% - **10y growth:** 29.1% ## House Price Index (HM Land Registry) *Official index for Newcastle-under-Lyme; Semi-detached series; as of March 2026.* - **1y growth (index):** 2.9% - **5y growth (index):** 24.9% - **10y growth (index):** 59.4% ## 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)