# 2 bedroom semi-detached house for sale (ST16 3UN) ## Property Details | Key | Value | |-----|-------| | Address | 15 GRISSOM CLOSE, STAFFORD, STAFFORDSHIRE ST16 3UN | | Price | £125,000 | | Bedrooms | 2 | | Bathrooms | 1 | | Last sold | £122,000 Jun 2018 | ## Description £125,000 DIRECTIONS: Leave Stafford town centre via the A518 Weston Road. At the University Island, turn left onto Beaconside Road. Take the third turning left into Portal Road. Turn left then right into Newall Avenue. Continue to the cross road with Tedder Road, then continue over into Helen Sharman Drive, then the first turning right is Grissom Close. Number 15 can be found on the left hand side of the road, and is evidenced by a Clothier & Day for sale board. Grissom Close is situated on the east side of the county town of Stafford, and is approximately 1.25 miles from the town centre, with its wide range of high street shops, mainline Intercity railway station and general hospital. Stafford has direct access to the national motorway network via the M6, which also gives access to the M6 Toll Road. Accommodation in brief: PORCH. ENTRANCE HALLWAY. BREAKFAST KITCHEN. GOOD SIZE LOUNGE. CONSERVATORY. 2 DOUBLE BEDROOMS. BATHROOM. DOUBLE GLAZED. GAS CENTRAL HEATING. WELL MAINTAINED, ENCLOSED REAR GARDEN. DRIVEWAY PARKING. POPULAR LOCATION. CLOSE TO STAFFORD HOSPITAL AND BEACONSIDE TECHNOLOGY PARK. VIEWING IS ESSENTIAL TO FULLY APPRECIATE THIS WELL PRESENTED PROPERTY. IDEAL FOR FIRST TIME BUYERS & INVESTMENT. This two bedroomed semi detached house is entranced via a timber and leaded glazed door with matching window unit to the side into ENTRANCE PORCH This good sized area has a wall mounted panel radiator, laminate laid flooring, dado rail around and has lighting installed providing an excellent reception area and for the storage of coaks, shoes etc. Leading from the porch there is a timber and half glazed door leading to THROUGH HALLWAY Having double panel radiator. Laminate laid flooring. Dado rail around the room. Power point. Wall mounted electricity consumer unit. Door opening to the left giving access to the Breakfast Kitchen and at the end of the hall a door gives access to the Lounge. BREAKFAST KITCHEN (2.82m (9ft 3ins) x 2.95m (9ft 8ins)) Having front facing timber framed double glazed window. There are a number of base units situated around the room providing ample cupboard and drawer storage space with complementary work surfaces over. There is a stainless steel single drainer sink top with chrome plated mono bloc mixer tap. Space and plumbing for automatic washing machine and space and plumbing for automatic dishwasher. Space for slot in cooker. Wall mounted gas boiler for both central heating and hot water along with wall mounted timer control unit. To the far side of the room there is a work surface with space beneath for both refrigerator and freezer. There are a number of wall storage cupboards situated around the room. Power points. Part tiled walls. LOUNGE (4.10m (13ft 6ins) x 3.93m (12ft 11ins)) This good sized room has a rear facing timber framed double glazed window with sliding patio door giving access to the Conservatory. Laminate laid flooring. Double panel radiator. Power points and TV point. Wall bracket for the fixing of a television. Open plan stairs lead to the first floor. CONSERVATORY (3.28m (10ft 9ins) x 2.26m (7ft 5ins internal dimensions)) Being of brick and UPVC construction. Tiled flooring. Power points. UPVC double glazed door provides access to the garden. FIRST FLOOR ACCOMMODATION LANDING AREA Having side facing timber framed double glazed window. Access point to loft space. Smoke alarm. Power point. BEDROOM 1 (3.55m (11ft 8ins to robe fronts) x 2.82m (9ft 3ins)) Having two front facing timber framed double glazed windows. Full width set of built-in wardrobes with sliding mirror doors providing both hanging and storage space. Double panel radiator. Power points. TV point with wall bracket for the fixing of a television. BEDROOM 2 (2.86m (9ft 5ins) x 2.13m (7ft 0ins excluding door recess area)) Having rear facing timber framed double glazed window. Double panel radiator. Power points. Built-in over stairhead storage cupboard providing a good size and useful storage area. BATHROOM Having rear facing timber framed double glazed window. Panel bath with chrome plated pillar taps and wall mounted Myra electric overhead shower. Pedestal wash hand basin with chrome plated taps and close coupled WC. Panel radiator. Tiled walls with wall mounted extractor fan. OUTSIDE The front garden is laid to lawn and a tarmacadam laid driveway provides off road parking. A pathway to the side of the property gives access to the rear garden which is fully enclosed by panelled fencing, there is hardstanding to the far right hand corner with timber garden shed. Slab laid patio area to the side with a central lawned area with slabbed laid stepping stone style pathway with border to the left hand side laid with decorative slate. SERVICES All mains services are connected. Telephone subject to normal terms and conditions. The gas and electrical appliances have not been tested by us and purchasers are advised to undertake their own tests should they consider necessary. TENURE We are advised Freehold, confirmation to be obtained from the Vendors Solicitors. THE PROPERTY IS OFFERED SUBJECT TO CONTRACT VACANT POSSESSION UPON COMPLETION ## Property Photos - ![FRONT VIEW ](/listings/photos/52569096/1145665) - FRONT VIEW - ![LOUNGE VIEW 1](/listings/photos/52569096/1145667) - LOUNGE VIEW 1 - ![LOUNGE VIEW 2](/listings/photos/52569096/1145669) - LOUNGE VIEW 2 - ![KITCHEN VIEW 1](/listings/photos/52569096/1145671) - KITCHEN VIEW 1 - ![KITCHEN VIEW 2](/listings/photos/52569096/1145673) - KITCHEN VIEW 2 - ![BED 1 VIEW 1](/listings/photos/52569096/1145675) - BED 1 VIEW 1 - ![BED 1 VIEW 2](/listings/photos/52569096/1145677) - BED 1 VIEW 2 - ![BEDROOM 2](/listings/photos/52569096/1145679) - BEDROOM 2 - ![BATHROOM](/listings/photos/52569096/1145681) - BATHROOM - ![GARDEN VIEW ](/listings/photos/52569096/1145683) - GARDEN VIEW - ![FLOOR PLAN ](/listings/photos/52569096/1145686) - FLOOR PLAN ## Floorplans - ![FLOOR PLAN ](/listings/photos/52569096/1145689) - FLOOR PLAN ## EPC Graphs - ![EPC ](/listings/photos/52569096/1145693) - EPC ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 15 GRISSOM CLOSE, STAFFORD, STAFFORDSHIRE, ST16 3UN | £122,000 | 08/06/2018 | Semi-detached | | 15 GRISSOM CLOSE, STAFFORD, STAFFORDSHIRE, ST16 3UN | £119,500 | 17/04/2014 | Semi-detached | | 15 GRISSOM CLOSE, STAFFORD, STAFFORDSHIRE, ST16 3UN | £117,950 | 18/11/2009 | 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 | | 6 ALDRIN CLOSE, STAFFORD, STAFFORDSHIRE, ST16 3SZ | £172,500 | 16/06/2023 | Semi-detached | | [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 | | 11 BYRON CLOSE, STAFFORD, STAFFORDSHIRE, ST16 3NY | £150,000 | 01/11/2022 | Semi-detached | | 12 TRENCHARD AVENUE, STAFFORD, STAFFORDSHIRE, ST16 3QB | £176,000 | 19/08/2022 | Semi-detached | | 8 ALDRIN CLOSE, STAFFORD, STAFFORDSHIRE, ST16 3SZ | £140,000 | 18/08/2022 | Semi-detached | | [Same street] 11 GRISSOM CLOSE, STAFFORD, STAFFORDSHIRE, ST16 3UN | £162,500 | 15/07/2022 | Semi-detached | | 44 TRENCHARD AVENUE, STAFFORD, STAFFORDSHIRE, ST16 3QB | £141,000 | 16/06/2022 | Semi-detached | | 57 ARMSTRONG AVENUE, STAFFORD, STAFFORDSHIRE, ST16 3UW | £155,000 | 27/05/2022 | Semi-detached | | 10 HELEN SHARMAN DRIVE, STAFFORD, STAFFORDSHIRE, ST16 3SY | £152,000 | 18/03/2022 | Semi-detached | | 61 TRENCHARD AVENUE, STAFFORD, STAFFORDSHIRE, ST16 3RD | £107,000 | 09/03/2022 | Semi-detached | | 65 TRENCHARD AVENUE, STAFFORD, STAFFORDSHIRE, ST16 3RD | £111,000 | 21/01/2022 | Semi-detached | | 63 DOUGLAS ROAD WEST, STAFFORD, STAFFORDSHIRE, ST16 3NX | £170,000 | 14/01/2022 | Semi-detached | | 59 TRENCHARD AVENUE, STAFFORD, STAFFORDSHIRE, ST16 3RD | £120,000 | 12/01/2022 | Semi-detached | | 13 BYRON CLOSE, STAFFORD, STAFFORDSHIRE, ST16 3NY | £196,000 | 10/12/2021 | Semi-detached | | 56 DICKSON ROAD, STAFFORD, STAFFORDSHIRE, ST16 3QG | £175,000 | 29/10/2021 | Semi-detached | **Street average:** £163,125 (4 sales) **Area average:** £151,192 (13 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £216,432 (31 Semi-detached, ST16, 2024–2026) - **Deviation:** -42.2% ## 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 | 0.33 miles | OpenRent | | 2 Bed Terraced House, Weston Road, ST16 | £895/mo | 2 | 0.46 miles | OpenRent | | 2 Bed Semi-Detached House, Charnley Road, ST16 | £945/mo | 2 | 0.48 miles | OpenRent | | 2 Bed Terraced House, Peel Terrace, ST16 | £895/mo | 2 | 0.71 miles | OpenRent | | 2 Bed Terraced House, County Road, ST16 | £775/mo | 2 | 0.9 miles | OpenRent | | 2 Bed Terraced House, Orchard Street, ST17 | £925/mo | 2 | 1.1 miles | OpenRent | | 2 Bed Flat, Victoria Road, ST16 | £995/mo | 2 | 1.17 miles | OpenRent | **Average rent: £919/mo (7 listings)** ## 1% Rule - **Rent ratio:** 0.74% (weak for cashflow) - **Max investor price (0.8%):** £115,625 - **Target investor price (1%):** £92,500 *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 £925/mo).* - **Gross yield:** 8.9% - **Cost-to-rent:** 11.3× - **Monthly cashflow:** £315/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 10.4% *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).* ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 9.5% - **10y growth:** 29% ## House Price Index (HM Land Registry) *Official index for Stafford; Semi-detached series; as of April 2026.* - **1y growth (index):** 6.1% - **5y growth (index):** 28.5% - **10y growth (index):** 54.2% ## 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)