Sold Terraced

21 GRISSOM CLOSE

STAFFORD, STAFFORDSHIRE ST16 3UN

2 beds 1 baths Listed 28 Sep 2016 (-3582d)

£125,000

Guide Price

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# 2 bedroom terraced house for sale (ST16 3UN)

## Property Details

| Key | Value |
|-----|-------|
| Address | 21 GRISSOM CLOSE, STAFFORD, STAFFORDSHIRE ST16 3UN |
| Price | £125,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Last sold | £120,500 Aug 2016 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 12/05/2029
- **Est. upgrade cost to C:** £14,525

### Recommendations
- W2 (£4,000 - £6,000)
- E (£25)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9378-8097-6245-5281-1914)

## Description

**Entrance Hallway** - With part glazed door to front aspect, laminate flooring and radiator.

**Kitchen** - 8'2''x 9'2'' - A recently re-styled kitchen with a shaker style wall and base units, work surface incorporating stainless steel bowl sink with drainer, x4 electric hobs with extractor above, integrated fridge/freezer, plumbing for washing machine, tiled splashbacks, wall mounted boiler, laminate flooring and UPVC double glazed window to front aspect.

**Lounge** - 17'1''x 11'6'' - A good sized room with Upvc double glazed French doors to rear aspect, electric fire with feature surround, stairs to first floor accommodation and radiator.

**Landing** - With loft access and smoke alarm.

**Master Bedroom** - 11'6''x 9'6'' - With double glazed window to front aspect and radiator.

**Bedroom Two** - 11'6''x 7'7'' - A double bedroom with double glazed window to rear aspect and radiator.

**Bathroom** - 8'10''x 4'11'' - A modern white suite comprising; panel bath with electric shower, hand wash basin, WC, part tiled walls, double glazed obscured glass window to side aspect, airing cupboard and radiator.

**Outside Front** - A pleasant front garden with laid lawn area, pebble area and two allocated parking spaces.

**Rear Garden** - Mainly laid to lawn over three tiers, paved patio area, pebble area and storage shed enclosed by panel fencing.

## Property Photos

- ![Photo](/listings/photos/62181296/1145685)
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- ![Photo](/listings/photos/62181296/1145698)
- ![Photo](/listings/photos/62181296/1145700)
- ![Photo](/listings/photos/62181296/1145701)
- ![Photo](/listings/photos/62181296/1145704)
- ![Photo](/listings/photos/62181296/1145706)
- ![Photo](/listings/photos/62181296/1145708)

## Floorplans

- ![Floorplan 1](/listings/photos/62181296/1145710) - Floorplan 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 21 GRISSOM CLOSE, STAFFORD, STAFFORDSHIRE, ST16 3UN | £120,500 | 26/08/2016 | Terraced |
| 21 GRISSOM CLOSE, STAFFORD, STAFFORDSHIRE, ST16 3UN | £120,000 | 09/05/2014 | Terraced |
| 21 GRISSOM CLOSE, STAFFORD, STAFFORDSHIRE, ST16 3UN | £109,950 | 26/11/2010 | Semi-detached |
| 21 GRISSOM CLOSE, STAFFORD, STAFFORDSHIRE, ST16 3UN | £107,000 | 28/04/2005 | 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 |
|---------|-------|------|------|
| [Same street] 7 GRISSOM CLOSE, STAFFORD, STAFFORDSHIRE, ST16 3UN | £155,000 | 10/11/2023 | Semi-detached |
| 33 DICKSON ROAD, STAFFORD, STAFFORDSHIRE, ST16 3QG | £165,000 | 18/08/2023 | Terraced |
| 69 PROSPECT ROAD, STAFFORD, STAFFORDSHIRE, ST16 3NZ | £122,000 | 03/03/2023 | Terraced |
| 8 SHELLEY CLOSE, STAFFORD, STAFFORDSHIRE, ST16 3NU | £165,000 | 23/02/2023 | Terraced |
| 29 DICKSON ROAD, STAFFORD, STAFFORDSHIRE, ST16 3QG | £145,000 | 08/02/2023 | Terraced |
| [Same street] 33 GRISSOM CLOSE, STAFFORD, STAFFORDSHIRE, ST16 3UN | £175,000 | 13/01/2023 | Semi-detached |
| [Same street] 41 GRISSOM CLOSE, STAFFORD, STAFFORDSHIRE, ST16 3UN | £160,000 | 21/12/2022 | Semi-detached |
| 9 BEACONSIDE CLOSE, STAFFORD, STAFFORDSHIRE, ST16 3QS | £127,500 | 25/11/2022 | Terraced |
| 40 TRENCHARD AVENUE, STAFFORD, STAFFORDSHIRE, ST16 3QB | £160,000 | 23/11/2022 | Terraced |
| 18 ARMSTRONG AVENUE, STAFFORD, STAFFORDSHIRE, ST16 3UW | £110,000 | 28/10/2022 | Terraced |
| 85 PROSPECT ROAD, STAFFORD, STAFFORDSHIRE, ST16 3NZ | £118,000 | 19/08/2022 | Terraced |
| [Same street] 11 GRISSOM CLOSE, STAFFORD, STAFFORDSHIRE, ST16 3UN | £162,500 | 15/07/2022 | Semi-detached |
| 40 DICKSON ROAD, STAFFORD, STAFFORDSHIRE, ST16 3QG | £135,000 | 11/02/2022 | Terraced |
| 30 CAMBRIDGE STREET, STAFFORD, STAFFORDSHIRE, ST16 3PB | £155,000 | 30/11/2021 | Terraced |
| 40 TRENCHARD AVENUE, STAFFORD, STAFFORDSHIRE, ST16 3QB | £129,000 | 17/11/2021 | Terraced |

**Street average:** £163,125 (4 sales)
**Area average:** £139,227 (11 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £175,213 (35 Terraced, ST16, 2024–2026)
- **Deviation:** -28.7%

## Rental Range

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

- **Low:** £802/mo
- **Realistic:** £891/mo
- **Optimistic:** £980/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £623/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 |
|------|------|------|------|------|
| 2 Bed Terraced House, Tithe Barn Road, ST16 | £1,000/mo | 2 | 0.32 miles | OpenRent |
| 2 Bed Terraced House, Weston Road, ST16 | £895/mo | 2 | 0.45 miles | OpenRent |
| 2 Bed Semi-Detached House, Charnley Road, ST16 | £945/mo | 2 | 0.49 miles | OpenRent |

**Average rent: £947/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.76% (weak for cashflow)
- **Max investor price (0.8%):** £118,125
- **Target investor price (1%):** £94,500

*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 £945/mo).*

- **Gross yield:** 9.1%
- **Cost-to-rent:** 11×
- **Monthly cashflow:** £333/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 11%

*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:** £2,273/m²

## Capital growth trend

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

- **5y growth:** 14%
- **10y growth:** 13.1%

## House Price Index (HM Land Registry)

*Official index for Stafford; Terraced series; as of April 2026.*

- **1y growth (index):** 5.5%
- **5y growth (index):** 27.1%
- **10y growth (index):** 52.7%

## 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)

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Property details

EPC rating

Last sold

£120,500 Aug 2016

Price per m²

£2,273/m²

Local average

£175,213 (-28.7%)

Deprivation

Decile 5 (16,103 of 33,755)

Street crime

285 incidents within 1 mile (May 2026)

Key features

Modern Town House
Two Double Bedrooms
Spacious Lounge
Re-Styled Kitchen
Modern Bathroom
Well Presented
Gas Central Heating
Enclosed Rear Garden
Allocated Parking
Cul-De-Sac Position

Additional details

Parking: Yes
Garden: Yes

Description

Goodchilds are pleased to present this MODERN town house with TWO DOUBLE bedrooms, spacious lounge, RE-STYLED kitchen, MODERN bathroom, WELL PRESENTED throughout, gas central heating, enclosed rear GARDEN, allocated PARKING, CUL-DE-SAC position.

Entrance Hallway - With part glazed door to front aspect, laminate flooring and radiator.

Kitchen - 8'2''x 9'2'' - A recently re-styled kitchen with a shaker style wall and base units, work surface incorporating stainless steel bowl sink with drainer, x4 electric hobs with extractor above, integrated fridge/freezer, plumbing for washing machine, tiled splashbacks, wall mounted boiler, laminate flooring and UPVC double glazed window to front aspect.

Lounge - 17'1''x 11'6'' - A good sized room with Upvc double glazed French doors to rear aspect, electric fire with feature surround, stairs to first floor accommodation and radiator.

Landing - With loft access and smoke alarm.

Master Bedroom - 11'6''x 9'6'' - With double glazed window to front aspect and radiator.

Bedroom Two - 11'6''x 7'7'' - A double bedroom with double glazed window to rear aspect and radiator.

Bathroom - 8'10''x 4'11'' - A modern white suite comprising; panel bath with electric shower, hand wash basin, WC, part tiled walls, double glazed obscured glass window to side aspect, airing cupboard and radiator.

Outside Front - A pleasant front garden with laid lawn area, pebble area and two allocated parking spaces.

Rear Garden - Mainly laid to lawn over three tiers, paved patio area, pebble area and storage shed enclosed by panel fencing.

Listed by

Wolverhampton

The Property Franchise Group

Reference: 62181296

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 13/05/2019

Expiry date: 12/05/2029

Est. upgrade cost to C: £14,525

Recommendations

Floor insulation (solid floor) (£4,000 - £6,000)
Low energy lighting for all fixed outlets (£25)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

Price history

13% since 2005

Event	Date	Price	% change
Sold	26/08/2016 (9 years ago)	£120,500	+0.4%
Sold	09/05/2014 (12 years ago)	£120,000	+9.1%
Sold	26/11/2010 (15 years ago)	£109,950	+2.8%
Sold	28/04/2005 (21 years ago)	£107,000	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

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

Address	Price	Date	Type
Same street 7 GRISSOM CLOSE, STAFFORD, STAFFORDSHIRE, ST16 3UN	£155,000	10/11/2023	Semi-detached
33 DICKSON ROAD, STAFFORD, STAFFORDSHIRE, ST16 3QG	£165,000	18/08/2023	Terraced
69 PROSPECT ROAD, STAFFORD, STAFFORDSHIRE, ST16 3NZ	£122,000	03/03/2023	Terraced
8 SHELLEY CLOSE, STAFFORD, STAFFORDSHIRE, ST16 3NU	£165,000	23/02/2023	Terraced
29 DICKSON ROAD, STAFFORD, STAFFORDSHIRE, ST16 3QG	£145,000	08/02/2023	Terraced
Same street 33 GRISSOM CLOSE, STAFFORD, STAFFORDSHIRE, ST16 3UN	£175,000	13/01/2023	Semi-detached
Same street 41 GRISSOM CLOSE, STAFFORD, STAFFORDSHIRE, ST16 3UN	£160,000	21/12/2022	Semi-detached
9 BEACONSIDE CLOSE, STAFFORD, STAFFORDSHIRE, ST16 3QS	£127,500	25/11/2022	Terraced
40 TRENCHARD AVENUE, STAFFORD, STAFFORDSHIRE, ST16 3QB	£160,000	23/11/2022	Terraced
18 ARMSTRONG AVENUE, STAFFORD, STAFFORDSHIRE, ST16 3UW	£110,000	28/10/2022	Terraced
85 PROSPECT ROAD, STAFFORD, STAFFORDSHIRE, ST16 3NZ	£118,000	19/08/2022	Terraced
Same street 11 GRISSOM CLOSE, STAFFORD, STAFFORDSHIRE, ST16 3UN	£162,500	15/07/2022	Semi-detached
40 DICKSON ROAD, STAFFORD, STAFFORDSHIRE, ST16 3QG	£135,000	11/02/2022	Terraced
30 CAMBRIDGE STREET, STAFFORD, STAFFORDSHIRE, ST16 3PB	£155,000	30/11/2021	Terraced
40 TRENCHARD AVENUE, STAFFORD, STAFFORDSHIRE, ST16 3QB	£129,000	17/11/2021	Terraced

Street average: £163,125 (4 sales)

Area average: £139,227 (11 sales)

Capital growth trend

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

5y growth 14%

10y growth 13.1%

House Price Index (HM Land Registry — official index, not sold-price averages): Stafford. Series: Terraced. As of April 2026.

1y (index) 5.5%

5y (index) 27.1%

10y (index) 52.7%

Rental Range

Estimated market rent for Stafford. Low = conservative, Realistic = average, Optimistic = best case.

Low £802/mo

Realistic £891/mo

Optimistic £980/mo

Based on Local Authority from postcode lookup → Stafford.

LHA (30th percentile) floor for Mid Staffs: £623/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View ST16 3UN

Nearby

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

Type	Name	Distance
Bus stop	Tedder Road	0.1 miles
Bus stop	Spar Shop	0.1 miles
Hospital	County Hospital	0.2 miles
Shop	Weston Road Launderette	0.4 miles
Shop	Bargain Booze Plus	0.5 miles
Hospital	Beacon Park Hospital	1.1 miles
University	Staffordshire University Blackheath Lane Site	1.1 miles
Train station	Stafford	1.2 miles
Train station	Amerton Station	4.4 miles

Street-level crime

Category	Count
Violence and sexual offences	116
Anti-social behaviour	41
Public order	30
Shoplifting	17
Criminal damage and arson	15
Burglary	14
Bicycle theft	13
Other theft	12
Possession of weapons	8
Other crime	7
Vehicle crime	6
Drugs	5
Robbery	1
Total incidents	285

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
St John's CofE Primary Academy	Primary	0.3 miles	Good — 15 Jul 2019
John Wheeldon Primary Academy	Primary	0.6 miles	Good — 8 Oct 2019
Veritas Primary Academy	Primary	0.8 miles	Good — 21 May 2018
St Patrick's Catholic Primary School	Primary	0.8 miles	Good — 21 Nov 2022
St Leonard's Primary School	Primary	0.8 miles	— (Inspected (no overall grade))

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
2 Bed Terraced House, Tithe Barn Road, ST16	£1,000/mo	2	0.32 miles	OpenRent
2 Bed Terraced House, Weston Road, ST16	£895/mo	2	0.45 miles	OpenRent
2 Bed Semi-Detached House, Charnley Road, ST16	£945/mo	2	0.49 miles	OpenRent

Average rent: £947/mo (3 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.76%

Max investor price (0.8%) £118,125

Target investor price (1%) £94,500

Gross yield 9.1%

Cost-to-rent ratio 11×

Monthly cashflow £333/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 11%

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).

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