# 4 bedroom barn conversion for sale (TF10 8BX) ## Property Details | Key | Value | |-----|-------| | Address | THE HAYLOFT, NEWPORT, MERETOWN, STAFFORDSHIRE TF10 8BX | | Price | £625,000 | | Bedrooms | 4 | | Bathrooms | 3 | | Council tax | F | | Construction age | England and Wales: 1996-2002 | | Floor area | 155 m² | | Last sold | £517,283 Dec 2021 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** D - **Expiry date:** 28/04/2036 - **Current heating cost:** £1,147/year - **Est. upgrade cost to C:** £9,000 ### Recommendations - U (£8,000 - £10,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/4200-1013-0722-2627-3463) ## Description **BRIEF** **DESCRIPTION** **** **** A stunning, Four Bedroom Barn Conversion located in a picturesque setting, surrounded by countryside. This lovely property boasts high quality, contemporary finishes throughout and features spacious downstairs living including a Lounge with Log Burner, modern Kitchen Breakfast Room with high quality touches and a separate Dining Room that could also be used for a variety of other purposes. There is also a handy Utility Space and a separate Ground Floor WC. Off a half landing you will find the Principal Suite, offering generous wardrobe storage and a good size En-Suite leading off the Bedroom area. There are Three further Bedrooms, one of which has an En-Suite and the remaining two share a large Family Bathroom, with separate Bath and Shower. Externally, the property benefits from a lovely, well established, Private Garden with a large patio area leading to lawn with a further decking area. There is built in Timber Seating and plenty of storage to allow you to make the most of the outside space. You will also find a Single Garage and Parking to the front for several vehicles.  **LOCATION** **** **** The property is just 2.2 miles from Newport's busy High Street, with its mix of shops, boutiques, cafes, pubs and a Victorian indoor market. A wider selection of shops, amenities and employment opportunities are available in Telford, Stafford and Shrewsbury - and the excellent rail connections from Telford and Stafford mean Birmingham and Manchester are in commutable distance.   **ACCOMMODATION** **** ****   **** **** The property is approached over a blue brick block paviour path to the front door, bordered by shrubbery beds and driveway parking suitable for three cars.   **** **** Timber part glazed panel front door which gives way to the:   **ENTRANCE** **HALL** **** **** With inset spotlights to ceiling, smoke alarm and radiator. Door off leading to:   **GROUND** **FLOOR** **W.C.** **** **** With tiled floor, built in contemporary vanity unit with low level W.C., wash hand basin, extractor fan, spotlights to ceiling and heated towel rail.   **** **** Door off to:   **LOUNGE** **** **19' 1 Max" x 15' 6" (5.82m x 4.72m)** Dual aspect with windows on both sides, wooden flooring, radiator, feature brick built fireplace with blue brick hearth and timber mantel with log burner, inset spotlights to ceiling, two radiators and door off to good sized storage cupboard.   **** **** Further door off the Hallway to:   **KITCHEN** **BREAKFAST** **ROOM** **** **14' 4" x 11' 11" (4.37m x 3.63m)** With a good range of base mounted units, topped with a marble worktop, one and half bowl sink with chrome mixer tap, AEG induction hob, one AEG oven, AEG separate steam oven, integrated fridge freezer, dishwasher, variety of useful storage cupboards, breakfast bar extension on the central worktop, three windows, two radiators, inset spotlights and contemporary extractor fan to the ceiling. Opening through to:   **UTILITY** **AREA** **** **** With a range of cupboards, topped with a white laminate worktop, single bowl stainless steel sink with black mixer tap over, integrated AEG microwave, integrated AEG washing machine, tiled floor throughout, radiator, inset spotlights to ceiling and part glazed timber door leading to rear garden.   **** **** Further opening through to:   **DINING** **ROOM** **** **11' 3" x 11' 11" (3.43m x 3.63m)** With double windows overlooking the rear garden, radiator, timber flooring, spotlights to ceiling and handy storage open alcoves.   **** **** Stairs rise from Hallway to:   **HALF** **LANDING** **** **** With door off to:   **PRINCIPAL** **BEDROOM** **SUITE** **** ****   **ENTRANCE** **TO** **PRINCIPAL** **BEDROOM** **** **4' 2" x 6' 0" (1.27m x 1.83m)** Which is spilt over two levels. With the first having a good range of built in wardrobe storage, spotlights to ceiling and small radiator.  **** **** Opening through to:   **HALF** **LANDING** **** **** With window and further built in wardrobe storage, small staircase rising to:   **PRINCIPAL** **BEDROOM** **(REDUCED** **HEIGHT)** **** **11' 7" x 11' 0 Into EAVES" (3.53m x 3.35m)** With feature beams, two radiators, two Velux skylights and inset spotlights. Door to:   **EN-SUITE** **SHOWER** **ROOM** **** **** With contemporary fittings, including a large vanity unit with His and Hers sinks, built in low level W.C., with fitted storage, shower cubicle with thermostatic mixer shower with rainfall head and heated towel rail, extractor fan, spotlights to ceiling and Velux skylight.  **** **** From the half landing, stairs continue to rise to:   **MAIN** **LANDING** **AREA** **** **** With smoke alarm and radiator. Door off to:   **BEDROOM** **TWO** **** **12' 0" x 14' 3 Max" (3.66m x 4.34m)** With feature beams, Velux skylight and further Velux skylight on opposite wall, radiator, inset spotlights to ceiling, door to leading to:   **EN-SUITE** **SHOWER** **ROOM** **** **** With shower cubicle with glazed door, thermostatic mixer shower, low level W.C., contemporary wash hand basin, tiled flooring, chrome heated towel rail, extractor fan and spotlights to ceiling.   **** **** Further door off to:   **BEDROOM** **THREE** **** **11' 6" x 9' 2" (3.51m x 2.79m)** With Velux skylight, radiator and spotlights to ceiling.   **BEDROOM** **FOUR** **(CURRENTLY** **USED** **AS** **AN** **OFFICE)** **** **6' 1" x 11' 10" (1.85m x 3.61m)** With Velux skylight, feature porthole window and radiator  **LINEN** **CUPBOARD** **** **** With slatted shelving.   **** **** Further door off Landing then leads to:   **FAMILY** **BATHROOM** **** **** With contemporary fittings throughout including low level W.C., vanity unit with built in wash hand basin, roll top freestanding bath with clawed feet and built in shower cubicle with glazed door, thermostatic mixer shower, Velux skylight, feature porthole window, heated towel rail, tiled floor, feature beam and spotlights to the ceiling and extractor fan.   **** **** Final door off the Landing to airing/storage cupboard with Velux skylight and plenty of slatted shelving.  **EXTERNALLY** **** **** To the rear garden which is accessed via the part glazed timber door in the utility area. Large flagstone patio area with built in timber seating area, outside tap, built in timber garden shed/storage area, which is divided into two areas and partly open fronted. Lawn which is bordered by raised beds with a variety of established and mature plants, shrubs and trees. Raised decked area, with built in timber seating.   **GARAGE** **** **16' 8" x 9' 6" (5.08m x 2.9m)** Which is accessed via double timber doors to the front and single door from the garden area at the rear. With electric light and power and also a freestanding oil fired boiler.  **TO** **VIEW** **THIS** **PROPERTY** **** **** To view this property, please contact our Newport Office, 30 High Street, Newport, TF10 7AQ or call us on . Email:   **DIRECTIONS** **** **** From Newport take the A518 towards Stafford and take the first left turn into Walkley Bank. Proceed along the lane and The Hayloft can be found on the left hand side. Alternatively take the A519 towards Eccleshall and turn right in Forton, before The Swan public house. Follow the lane through the village and the property can be found on the right hand side. Sat Nav TF10 8BX  **SERVICES** **** **** We are advised that the property has mains water, electricity, oil fired central heating and shared septic tank drainage with three other properties. Barbers have not tested any apparatus, equipment, fittings etc or services to this property, so cannot confirm that they are in working order or fit for purpose. A buyer is recommended to obtain confirmation from their Surveyor or Solicitor. For broadband and mobile supply and coverage buyers are advised to visit the Ofcom mobile and broadband checker website.   **AGENTS** **NOTE** **** **** We confirm there is a shared cost, between three other properties for the emptying of the septic tank. There is also a shared responsibility for the gravel drive at the front of the properties.  **LOCAL** **AUTHORITY** **** **** Telford & Wrekin Council, Southwater One, Southwater Square, Southwater Way, Telford, TF3 4JG. Tel:   **EPC** **RATING** **-** **D-64** **** **** The full energy performance certificate (EPC) is available for this property upon request.  **PROPERTY** **INFORMATION** **** **** We believe this information to be accurate, but it cannot be guaranteed. The fixtures, fittings, appliances and mains services have not been tested. If there is any point which is of particular importance please obtain professional confirmation. All measurements quoted are approximate. These particulars do not constitute a contract or part of a contract.  **AML** **REGULATIONS** **** **** We are required by law to conduct anti-money laundering checks on all those buying a property. Whilst we retain responsibility for ensuring checks and any ongoing monitoring are carried out correctly, the initial checks are carried out on our behalf by Movebutler who will contact you once you have had an offer accepted on a property you wish to buy. The cost of these checks is £30 (incl. VAT) per buyer, which covers the cost of obtaining relevant data and any manual checks and monitoring which might be required. This fee will need to be paid by you in advance, ahead of us issuing a memorandum of sale, directly to Movebutler, and is non-refundable.  **TENURE** **** **** We are advised that the property is Freehold and this will be confirmed by the Vendors Solicitor during the Pre- Contract Enquiries. Vacant possession upon completion.  **METHOD** **OF** **SALE** **** **** For Sale by Private Treaty.  **NE39936** ****   ## Property Photos - ![Front of Property...](/listings/photos/88155099/573986) - Front of Property... - ![Property and Driv...](/listings/photos/88155099/573987) - Property and Driv... - ![Aerial and Surrou...](/listings/photos/88155099/573988) - Aerial and Surrou... - ![Rear Garden ](/listings/photos/88155099/573989) - Rear Garden - ![Kitchen Breakfast...](/listings/photos/88155099/573990) - Kitchen Breakfast... - ![Kitchen Breakfast...](/listings/photos/88155099/573991) - Kitchen Breakfast... - ![Kitchen Breakfast...](/listings/photos/88155099/573992) - Kitchen Breakfast... - ![Utility Area](/listings/photos/88155099/573993) - Utility Area - ![Lounge ](/listings/photos/88155099/573994) - Lounge - ![Lounge](/listings/photos/88155099/573995) - Lounge - ![Dining Room ](/listings/photos/88155099/573996) - Dining Room - ![Entrance Hall ](/listings/photos/88155099/573997) - Entrance Hall - ![Ground Floor W.C....](/listings/photos/88155099/573998) - Ground Floor W.C.... - ![Staircase ](/listings/photos/88155099/573999) - Staircase - ![Entrance to Princ...](/listings/photos/88155099/574000) - Entrance to Princ... - ![Principal Bedroom...](/listings/photos/88155099/574001) - Principal Bedroom... - ![En-Suite to Princ...](/listings/photos/88155099/574002) - En-Suite to Princ... - ![Bedroom Two ](/listings/photos/88155099/574003) - Bedroom Two - ![Bedroom Two ](/listings/photos/88155099/574004) - Bedroom Two - ![En-Suite to Bedro...](/listings/photos/88155099/574005) - En-Suite to Bedro... - ![Bedroom Three ](/listings/photos/88155099/574006) - Bedroom Three - ![Bedroom Four ](/listings/photos/88155099/574007) - Bedroom Four - ![Family Bathroom ](/listings/photos/88155099/574008) - Family Bathroom - ![Family Bathroom](/listings/photos/88155099/574009) - Family Bathroom - ![Aerial and Surrou...](/listings/photos/88155099/574010) - Aerial and Surrou... - ![Rear Aspect ](/listings/photos/88155099/574011) - Rear Aspect - ![Seating Area ](/listings/photos/88155099/574012) - Seating Area - ![Aerial of Propert...](/listings/photos/88155099/574013) - Aerial of Propert... - ![Rear Aspect ](/listings/photos/88155099/574014) - Rear Aspect - ![Parking and Garag...](/listings/photos/88155099/574015) - Parking and Garag... - ![Rear Aspect ](/listings/photos/88155099/574016) - Rear Aspect - ![Rear Aspect ](/listings/photos/88155099/574017) - Rear Aspect - ![Patio and Seating...](/listings/photos/88155099/574018) - Patio and Seating... - ![Patio and Shed](/listings/photos/88155099/574019) - Patio and Shed - ![Rear Garden ](/listings/photos/88155099/574020) - Rear Garden - ![Rear Aspect ](/listings/photos/88155099/574021) - Rear Aspect - ![Aerial](/listings/photos/88155099/574022) - Aerial - ![Aerial Overhead ](/listings/photos/88155099/574023) - Aerial Overhead ## Floorplans - ![The Hayloft, Mere...](/listings/photos/88155099/574024) - The Hayloft, Mere... ## EPC Graphs - ![EPC Front Page](/listings/photos/88155099/574025) - EPC Front Page ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | THE HAYLOFT, MERETOWN, NEWPORT, STAFFORD, STAFFORDSHIRE, TF10 8BX | £517,283 | 10/12/2021 | Detached | | THE HAYLOFT, MERETOWN, NEWPORT, STAFFORD, STAFFORDSHIRE, TF10 8BX | £350,000 | 19/08/2016 | Detached | | THE HAYLOFT, MERETOWN, NEWPORT, STAFFORD, STAFFORDSHIRE, TF10 8BX | £310,000 | 17/10/2008 | Detached | | THE HAYLOFT, MERETOWN, NEWPORT, STAFFORD, STAFFORDSHIRE, TF10 8BX | £320,000 | 13/07/2006 | 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 | |---------|-------|------|------| | 18 HERON WAY, NEWPORT, WREKIN, TF10 8QF | £120,000 | 27/10/2023 | Other | | THE OLD MILL HOUSE, WESTON JONES, NEWPORT, STAFFORD, STAFFORDSHIRE, TF10 8ED | £820,000 | 01/06/2023 | Other | | THE IVY NEWTOWN, EDGMOND, NEWPORT, WREKIN, TF10 8HY | £132,828 | 26/08/2022 | Other | | LIGHTWOOD SHREWSBURY ROAD, EDGMOND, NEWPORT, WREKIN, TF10 8HX | £740,000 | 25/08/2022 | Other | | LANE END FARM CHESTER ROAD, CHETWYND, NEWPORT, WREKIN, TF10 8BN | £690,000 | 15/08/2022 | Other | | MAYFIELD, ADENEY, NEWPORT, WREKIN, TF10 8LY | £324,393 | 08/08/2022 | Other | | KEEPERS COTTAGE, CHETWYND FIRS, NEWPORT, WREKIN, TF10 8BJ | £1,000,000 | 28/02/2022 | Other | | CHERRINGTON GRANGE, CHERRINGTON, NEWPORT, WREKIN, TF10 8PN | £920,000 | 11/01/2022 | Other | | LITTLE OAK, 66A BACK LANE, TIBBERTON, NEWPORT, WREKIN, TF10 8NX | £250,000 | 03/12/2021 | Other | | LOWER HOUSE, LOWER SUTTON, NEWPORT, STAFFORD, STAFFORDSHIRE, TF10 8DE | £750,000 | 12/10/2021 | Other | | 15 CANAL CLOSE, NEWPORT, WREKIN, TF10 8FD | £196,533 | 01/10/2021 | Other | | 19 CANAL CLOSE, NEWPORT, WREKIN, TF10 8FD | £618,806 | 01/10/2021 | Other | | 21, HOWLE, NEWPORT, WREKIN, TF10 8AZ | £610,000 | 14/09/2021 | Other | | LION INN, 1 NEWPORT ROAD, EDGMOND, NEWPORT, WREKIN, TF10 8HH | £450,000 | 25/08/2021 | Other | | LAVENDER LEAP PLOUGH LANE, NEWPORT, WREKIN, TF10 8BS | £350,000 | 12/08/2021 | Other | | 12 CANAL CLOSE, NEWPORT, WREKIN, TF10 8FD | £669,572 | 25/07/2021 | Other | | THE WORKSHOP HIGH STREET, EDGMOND, NEWPORT, WREKIN, TF10 8JW | £80,250 | 09/07/2021 | Other | **Area average:** £513,081 (17 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £219,000 (2 Other, TF10, 2024–2026) - **Deviation:** +185.4% ## Rental Range *ONS Price Index of Private Rents (Stafford). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £799/mo - **Realistic:** £888/mo - **Optimistic:** £977/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Shropshire (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £972/mo ## 1% Rule - **Rent ratio:** 0.14% (weak for cashflow) - **Max investor price (0.8%):** £111,000 - **Target investor price (1%):** £88,800 *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 Area rent estimate.* ## Price per Square Metre - **£/m²:** £4,032/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 107.3% ## House Price Index (HM Land Registry) *Official index for Stafford; All dwelling types series; as of March 2026.* - **1y growth (index):** 2.9% - **5y growth (index):** 25.2% - **10y growth (index):** 51.8% ## 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)