# Farm land for sale (TF9 3SA)

## Property Details

| Key | Value |
|-----|-------|
| Address | THE SHIPPON, AYCHLEY FARM, MARKET DRAYTON, AYCHLEY, SHROPSHIRE TF9 3SA |
| Price | Sale by Tender |
| Council tax | TBC |
| Floor area | 348 m² |
| Last sold | £515,000 Mar 2021 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 17/02/2030
- **Current heating cost:** £1,231/year
- **Est. upgrade cost to C:** £24,500

### Recommendations
- U (£3,500 - £5,500)
- V2 (£15,000 - £25,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8940-7232-6890-0998-5292)

## Description

A unique opportunity to acquire 84.19 acres of highly productive and Versatile agricultural land set within the rural and picturesque Shropshire Countryside yet within easy reach of the trunk roads leading to major county towns.

## Property Photos

- ![Picture No. 01](/listings/photos/174359519/115808) - Picture No. 01

## Floorplans

- ![Floorplan](/listings/photos/174359519/115809) - Floorplan

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| AYCHLEY FARM THE SHIPPON, AYCHLEY, MARKET DRAYTON, SHROPSHIRE, TF9 3SA | £515,000 | 11/03/2021 | Semi-detached |

## Price vs local average

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

- **Local average:** £536,615 (13 Other, TF9, 2024–2026)
- **Deviation:** +86.4%

## Rental Range

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

- **Low:** £735/mo
- **Realistic:** £817/mo
- **Optimistic:** £899/mo

## LHA (Local Housing Allowance)

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

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 1 Bed Semi-Detached House, Aychley Farm, TF9 | £825/mo | 1 | 0.3 miles | OpenRent |

**Average rent: £825/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.08% (weak for cashflow)
- **Max investor price (0.8%):** £103,125
- **Target investor price (1%):** £82,500

*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 £825/mo).*

- **Gross yield:** 1%
- **Cost-to-rent:** 101×
- **Monthly cashflow:** £-3,221/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -13.3%

*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:** £2,874/m²

## Capital growth trend

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

- **5y growth:** 40%
- **10y growth:** 176.3%

## House Price Index (HM Land Registry)

*Official index for Shropshire; All dwelling types series; as of April 2026.*

- **1y growth (index):** 2.5%
- **5y growth (index):** 21.3%
- **10y growth (index):** 47.7%

## 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)