# 4 bedroom detached house for sale (B90 4PL) ## Property Details | Key | Value | |-----|-------| | Address | 86 MARSHALL LAKE ROAD, SOLIHULL, SHIRLEY, WEST MIDLANDS B90 4PL | | Price | £550,000 | | Bedrooms | 4 | | Bathrooms | 2 | | Construction age | England and Wales: 1900-1929 | | Floor area | 156 m² | | Last sold | £555,000 Jul 2025 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** B - **Expiry date:** 23/10/2034 - **Current heating cost:** £1,496/year - **Est. upgrade cost to C:** £23,500 ### Recommendations - Q (£4,000 - £14,000) - W2 (£4,000 - £6,000) - 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/6390-0340-0522-7425-3043) ## Description Edwards & Gray are delighted to present this extremely spacious and immaculately presented, four bedroom detached family home on Marshall Lake Road, Shirley. This property has been extended and remodified to create an abundance of downstairs space with two very good size living rooms, separate dining room/snug, a tasteful and spacious breakfast kitchen, a further reception room and WC. The first floor now offers four bedrooms, master en-suite and a very sizeable family bathroom. The location is sought after boasting excellent transport links via M42, A34, local bus routes and is within just two miles of Solihull and Shirley train stations.  Amenities are readily available via local shops and supermarkets, Sears Retail Park being just the other side of Marshall Lake Road and Solihull Town Centre being approximately two miles away.  This property is also within catchment for several local schools rated good or outstanding by OFSTED.   Comprising of:    **Approach** The property is approached via Crete Print driveway with brick wall and metal fence borders, leading to enclosed porch.    **Porch** Having double glazed UPVC front door, double glazed window, coat hooks, wall light and internal garage access.    **Hallway** Having glazed wood front door, ceramic tile flooring, central heating radiator and stairs to first floor.    **Front Reception (16' x 11'9'')** Having carpet flooring, central heating radiator, double glazed bay window, light point to ceiling and chimney breast with built in fireplace with log burner fire.   **Living Room (23'4'' x 11'4'')** Having Amtico flooring, central heating radiator, double glazed windows, double glazed UPVC french doors, built in feature gas fire and spotlights to ceiling.   **Breakfast Kitchen (17'2'' x 11'9'')** Having ceramic tile flooring, central heating radiator, matching wall and base units, kitchen island with sink and drainer, integrated dishwasher, space and plumbing for appliances. Further integrated fridge and space/plumbing for range master cooker.   **Dining Room/Snug (10'1'' x 7'9'')** Having carpet flooring, central heating radiator, 2x double glazed windows, light point to ceiling and chimney breast with fireplace and surround.    **Rear Reception (14'1'' x 10'3'')** Having laminate tile flooring, central heating radiator, double glazed windows, double glazed UPVC french doors and spotlights to ceiling.    **WC** Having ceramic tile flooring, central heating radiator, double glazed window, light point to ceiling, storage cupboard, low level WC and sink with base unit.    **Rear Garden** Having paved patio area partially covered with glass canopy for seating area, lawn with trees and shrubs, wooden fence panel borders and further driveway with wooden shed to rear.    **Bedroom One (15'9'' x 10'10'')** Having carpet flooring, central heating radiator, 2x double glazed windows, light point to ceiling and air conditioning unit.    **En-suite** Having tiled flooring, velux window, shower cubicle with glass door, sink with base unit and built in low level WC.    **Bedroom Two (15'6'' x 9'2'')** Having carpet flooring, central heating radiator, double glazed window, light point to ceiling, built in storage cupboard, air conditioning unit and loft access.    **Bedroom Three (13'1'' x 9'9'')** Having carpet flooring, central heating radiator, double glazed window and light point to ceiling.    **Bedroom Four (7'6'' x 7'6'')** Having carpet flooring, central heating radiator, double glazed window, light point to ceiling and built in wardrobes.    **Family Bathroom (9'10'' x 8')** Having tiled flooring, heated towel rail, velux window, shower cubicle with glass sliding doors, Jacuzzi bath, sink with base unit and built in low level WC.    **Loft Space** Further useable loft space, fully boarded with lighting and power.    The tenure of this property is Freehold.  Council Tax Band D.  Although every effort has been made to ensure the accuracy of information in this advert, we advise and prospective buyer consults a solicitor before agreeing to a sale.      ## Property Photos - ![Photo](/listings/photos/159530522/1260067) - ![Photo](/listings/photos/159530522/1260068) - ![Photo](/listings/photos/159530522/1260069) - ![Photo](/listings/photos/159530522/1260070) - ![Photo](/listings/photos/159530522/1260071) - ![Photo](/listings/photos/159530522/1260072) - ![Photo](/listings/photos/159530522/1260073) - ![Photo](/listings/photos/159530522/1260074) - ![Photo](/listings/photos/159530522/1260075) - ![Photo](/listings/photos/159530522/1260076) - ![Photo](/listings/photos/159530522/1260077) - ![Photo](/listings/photos/159530522/1260078) - ![Photo](/listings/photos/159530522/1260079) - ![Photo](/listings/photos/159530522/1260080) - ![Photo](/listings/photos/159530522/1260081) - ![Photo](/listings/photos/159530522/1260082) - ![Photo](/listings/photos/159530522/1260083) - ![Photo](/listings/photos/159530522/1260084) - ![Photo](/listings/photos/159530522/1260085) - ![Photo](/listings/photos/159530522/1260086) - ![Photo](/listings/photos/159530522/1260087) - ![Photo](/listings/photos/159530522/1260088) - ![Photo](/listings/photos/159530522/1260089) ## Floorplans - ![Floorplan 1](/listings/photos/159530522/1260090) - Floorplan 1 ## EPC Graphs - ![EPC 1](/listings/photos/159530522/1260091) - EPC 1 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 86 MARSHALL LAKE ROAD, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4PL | £555,000 | 14/07/2025 | Detached | | 86 MARSHALL LAKE ROAD, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4PL | £300,000 | 07/10/2004 | Detached | | 86 MARSHALL LAKE ROAD, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4PL | £102,000 | 12/12/1997 | 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 | |---------|-------|------|------| | 21 BLACKFORD ROAD, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4BU | £435,000 | 30/06/2025 | Detached | | 115 LIGHT HALL LANE, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4FS | £557,765 | 19/01/2024 | Detached | | [Same street] 54 MARSHALL LAKE ROAD, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4PL | £225,000 | 10/10/2023 | Terraced | | [Same street] 4 MARSHALL LAKE ROAD, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4PL | £250,000 | 22/09/2023 | Terraced | | [Same street] 28 MARSHALL LAKE ROAD, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4PL | £235,000 | 04/09/2023 | Semi-detached | | 58 LIGHT HALL LANE, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4FS | £535,000 | 28/07/2023 | Detached | | [Same street] 50 MARSHALL LAKE ROAD, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4PL | £240,000 | 31/10/2022 | Terraced | | 36 BLACKFORD ROAD, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4BT | £490,000 | 17/08/2022 | Detached | | [Same street] 58 MARSHALL LAKE ROAD, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4PL | £255,000 | 01/08/2022 | Terraced | | [Same street] 28 MARSHALL LAKE ROAD, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4PL | £235,000 | 22/07/2022 | Semi-detached | | 44 BLACKFORD ROAD, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4BT | £680,000 | 25/05/2022 | Detached | | 5 BLACKFORD ROAD, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4BU | £440,000 | 17/12/2021 | Detached | | [Same street] 72 MARSHALL LAKE ROAD, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4PL | £375,000 | 12/11/2021 | Semi-detached | **Street average:** £259,286 (7 sales) **Area average:** £522,961 (6 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £503,940 (47 Detached, B90, 2024–2026) - **Deviation:** +9.1% ## Rental Range *ONS Price Index of Private Rents (Solihull). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £1,134/mo - **Realistic:** £1,260/mo - **Optimistic:** £1,386/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Solihull (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £1,371/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 Semi-Detached House, Snitterfield Drive, B90 | £1,550/mo | 4 | 0.39 miles | OpenRent | | 4 Bed Semi-Detached House, Moreton Road, B90 | £2,200/mo | 4 | 0.55 miles | OpenRent | | 4 Bed Semi-Detached House, Willow Road, B91 | £2,300/mo | 4 | 0.69 miles | OpenRent | | 4 Bed Semi-Detached House, Yoxall Road, B90 | £1,600/mo | 4 | 0.71 miles | OpenRent | | 4 Bed Semi-Detached House, Cropthorne Road, B90 | £2,100/mo | 4 | 0.98 miles | OpenRent | | 4 Bed Terraced House, Parkgate Mews, B90 | £3,500/mo | 4 | 1.07 miles | OpenRent | **Average rent: £2,208/mo (6 listings)** ## 1% Rule - **Rent ratio:** 0.39% (weak for cashflow) - **Max investor price (0.8%):** £268,750 - **Target investor price (1%):** £215,000 *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 £2,150/mo).* - **Gross yield:** 4.7% - **Cost-to-rent:** 21.3× - **Monthly cashflow:** £-256/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -1.9% *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:** £3,526/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 3% - **10y growth:** 24% ## House Price Index (HM Land Registry) *Official index for Solihull; Detached series; as of April 2026.* - **1y growth (index):** 1.5% - **5y growth (index):** 12.3% - **10y growth (index):** 43.8% ## 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)