# 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

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.

## Property Photos

- ![Photo](/listings/photos/62181296/1145685)
- ![Photo](/listings/photos/62181296/1145687)
- ![Photo](/listings/photos/62181296/1145690)
- ![Photo](/listings/photos/62181296/1145694)
- ![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:** 11.6%

## 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)