# 4 bedroom semi-detached house for sale (WS13 7LS) ## Property Details | Key | Value | |-----|-------| | Address | 85 GAIA LANE, LICHFIELD, STAFFORDSHIRE WS13 7LS | | Price | £450,000 | | Bedrooms | 4 | | Bathrooms | 2 | | Council tax | C | | Construction age | England and Wales: 1900-1929 | | Floor area | 123 m² | | Last sold | £451,000 Oct 2025 | ## EPC Rating & Upgrade Cost - **Current rating:** E - **Potential rating:** C - **Expiry date:** 21/12/2025 — **EXPIRED** (no longer valid for marketing or letting) - **Current heating cost:** £1,597/year - **Est. upgrade cost to C:** £26,550 ### Recommendations - Q (£4,000 - £14,000) - W1 (£800 - £1,200) - D (£80 - £120) - E (£50) - N (£4,000 - £6,000) - O (£3,300 - £6,500) - U (£5,000 - £8,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8635-6822-8899-8162-5922) ## Description A truly exceptional home, located in one of the most desirable roads in Lichfield and boasting interiors that would rival most boutique hotels - ready to be moved into and enjoyed and on the doorstep of everything that the beautiful City of Lichfield offers. I believe this house would suit anyone who appreciates the character and charm of a house built in the Edwardian period whilst offering stylish and contemporary interiors that are not only spacious, but flow beautifully and enjoy stunning views over a gorgeous private garden. The house is spread across four floors with a useful cellar which is currently used for storage, on the bottom floor, all the way up to a lovely loft conversion which creates the most fantastic bedroom with a modern ensuite at the very top of the house. It is also worth noting that thoughtfully, the loft room also still has access into the eaves for useful storage.  On the ground floor there are two stylish and spacious reception rooms and the real heart of the home is a beautiful fitted kitchen dining room with a stunning dining area to the rear which is flooded with natural light whilst soaking up views over the garden. The kitchen itself is modern and has plentiful storage and with its access from the rear reception room, the house is perfect for entertaining.  The garden is beautifully private and with the fantastic proximity to Lichfield centre, the cathedral bells can be enjoyed from the comfort of your own home.  I would strongly encourage anyone that wants to live in a road that is always in demand and wants lovely walks around Stowe Pool and Beacon Park on their doorstep, to make sure this property is not missed!! **Porch** **Entrance Hall** **Reception Room** - 3.89m x 3.05m (12'9" x 10'0") **Lounge** - 3.99m x 3.78m (13'1" x 12'5") **Kitchen Dining Room** - 6.35m x 2.26m (20'10" x 7'5") **Cellar** - 3.15m x 3.12m (10'4" x 10'3") **Landing** **Bedroom One** - 4.04m x 3.15m (13'3" x 10'4") **Bedroom Two** - 3.81m x 2.97m (12'6" x 9'9") **Bedroom Four** - 2.29m x 2.16m (7'6" x 7'1") **Bathroom** **Stairs to the second floor** **Bedroom Three** - 4.17m x 3.94m (13'8" x 12'11") **Ensuite** **Eaves Storage** ## Property Photos - ![Photo](/listings/photos/152675051/1357603) - ![Photo](/listings/photos/152675051/1357604) - ![Photo](/listings/photos/152675051/1357605) - ![Photo](/listings/photos/152675051/1357606) - ![Photo](/listings/photos/152675051/1357607) - ![Photo](/listings/photos/152675051/1357608) - ![Photo](/listings/photos/152675051/1357609) - ![Photo](/listings/photos/152675051/1357610) - ![Photo](/listings/photos/152675051/1357611) - ![Photo](/listings/photos/152675051/1357612) - ![Photo](/listings/photos/152675051/1357613) - ![Photo](/listings/photos/152675051/1357614) - ![Photo](/listings/photos/152675051/1357615) - ![Photo](/listings/photos/152675051/1357616) - ![Photo](/listings/photos/152675051/1357617) - ![Photo](/listings/photos/152675051/1357618) - ![Photo](/listings/photos/152675051/1357619) - ![Photo](/listings/photos/152675051/1357620) - ![Photo](/listings/photos/152675051/1357621) - ![Photo](/listings/photos/152675051/1357622) - ![Photo](/listings/photos/152675051/1357623) - ![Photo](/listings/photos/152675051/1357624) - ![Photo](/listings/photos/152675051/1357625) - ![Photo](/listings/photos/152675051/1357626) - ![Photo](/listings/photos/152675051/1357627) - ![Photo](/listings/photos/152675051/1357628) ## Floorplans - ![Floorplan 1](/listings/photos/152675051/1357629) - Floorplan 1 ## EPC Graphs - ![EPC 1](/listings/photos/152675051/1357630) - EPC 1 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 85 GAIA LANE, LICHFIELD, STAFFORDSHIRE, WS13 7LS | £451,000 | 06/10/2025 | Detached | | 85 GAIA LANE, LICHFIELD, STAFFORDSHIRE, WS13 7LS | £355,000 | 13/08/2018 | 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 | |---------|-------|------|------| | 15 CURBOROUGH ROAD, LICHFIELD, STAFFORDSHIRE, WS13 7NG | £530,000 | 24/10/2023 | Semi-detached | | 12 GAIAFIELDS ROAD, LICHFIELD, STAFFORDSHIRE, WS13 7LT | £485,000 | 13/10/2023 | Semi-detached | | [Same street] 94 GAIA LANE, LICHFIELD, STAFFORDSHIRE, WS13 7LS | £590,000 | 28/06/2023 | Semi-detached | | 63 CURBOROUGH ROAD, LICHFIELD, STAFFORDSHIRE, WS13 7NQ | £182,500 | 17/03/2023 | Semi-detached | | 22 STOWE STREET, LICHFIELD, STAFFORDSHIRE, WS13 6AQ | £245,000 | 15/12/2022 | Semi-detached | | 19 DIMBLES LANE, LICHFIELD, STAFFORDSHIRE, WS13 7HW | £265,000 | 04/11/2022 | Semi-detached | | [Same street] 82A GAIA LANE, LICHFIELD, STAFFORDSHIRE, WS13 7LS | £360,000 | 07/10/2022 | Semi-detached | | 50 CURBOROUGH ROAD, LICHFIELD, STAFFORDSHIRE, WS13 7NQ | £240,000 | 30/09/2022 | Semi-detached | | [Same street] 73 GAIA LANE, LICHFIELD, STAFFORDSHIRE, WS13 7LS | £824,500 | 20/09/2022 | Detached | | [Same street] 82 GAIA LANE, LICHFIELD, STAFFORDSHIRE, WS13 7LS | £455,000 | 16/09/2022 | Detached | | [Same street] 79 GAIA LANE, LICHFIELD, STAFFORDSHIRE, WS13 7LS | £415,000 | 02/08/2022 | Semi-detached | | 56 DIMBLES HILL, LICHFIELD, STAFFORDSHIRE, WS13 7NH | £220,000 | 01/07/2022 | Semi-detached | | 55 DIMBLES LANE, LICHFIELD, STAFFORDSHIRE, WS13 7HW | £280,000 | 29/06/2022 | Semi-detached | | 3 ST CHADS ROAD, LICHFIELD, STAFFORDSHIRE, WS13 7LZ | £487,500 | 16/05/2022 | Semi-detached | | 44 CURBOROUGH ROAD, LICHFIELD, STAFFORDSHIRE, WS13 7NQ | £290,000 | 22/04/2022 | Semi-detached | | [Same street] 114 GAIA LANE, LICHFIELD, STAFFORDSHIRE, WS13 7LS | £450,000 | 25/02/2022 | Semi-detached | | [Same street] 96 GAIA LANE, LICHFIELD, STAFFORDSHIRE, WS13 7LS | £470,000 | 06/01/2022 | Detached | | 51A DIMBLES LANE, LICHFIELD, STAFFORDSHIRE, WS13 7HW | £120,000 | 03/12/2021 | Semi-detached | | 11 ST CHADS ROAD, LICHFIELD, STAFFORDSHIRE, WS13 7LZ | £415,000 | 21/10/2021 | Semi-detached | **Street average:** £509,214 (7 sales) **Area average:** £313,333 (12 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £337,017 (41 Semi-detached, WS13, 2024–2026) - **Deviation:** +33.5% ## Rental Range *ONS Price Index of Private Rents (Lichfield). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £986/mo - **Realistic:** £1,096/mo - **Optimistic:** £1,206/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Mid Staffs (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £992/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 | |------|------|------|------|------| | 4 Bed Terraced House, Christopher Walk, WS13 | £550/mo | 4 | 0.63 miles | OpenRent | | 4 Bed Terraced House, Christopher Walk, WS13 | £550/mo | 4 | 0.63 miles | OpenRent | **Average rent: £550/mo (2 listings)** ## 1% Rule - **Rent ratio:** 0.12% (weak for cashflow) - **Max investor price (0.8%):** £68,750 - **Target investor price (1%):** £55,000 *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 £550/mo).* - **Gross yield:** 1.5% - **Cost-to-rent:** 68.2× - **Monthly cashflow:** £-1,302/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -12% *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:** £3,659/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 25% - **10y growth:** 63.3% ## House Price Index (HM Land Registry) *Official index for Lichfield; Semi-detached series; as of April 2026.* - **1y growth (index):** 4.5% - **5y growth (index):** 27.6% - **10y growth (index):** 62.5% ## 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)