For sale LAND

Land At The East Of Newport

Newport, Shropshire TF10 8BX

POA

# Approximately 66.52 acres (26.92 hectares) of freehold agricultural land with strategic development potential.Attractive semi-rural location close to Newport town centre and all local amenities. Prominent location with roadside frontage along the A41.Excellent transport links via A41, A518 & M54 (TF10 8BX)

## Property Details

| Key | Value |
|-----|-------|
| Address | Land at the East of Newport, Newport, Shropshire TF10 8BX |
| Price | POA |

## Description

The property comprises approximately 66.52 acres (26.92 hectares) of freehold agricultural land, offering a development opportunity in a highly accessible location.

The site benefits from multiple access points, including frontage onto the A518 and Walkley Bank, and lies adjacent to the A41, providing excellent connectivity to the wider road network.

The land is predominately level, albeit sloping to the north, and features attractive natural elements including an established woodland area to the north-east and a brook running through the site.

Currently used for agricultural grazing and with no existing built development, the site is suitable for a wide range of potential uses, subject to the necessary planning consents.

## Property Photos

- ![](/listings/photos/747323855038913/446206)
- ![](/listings/photos/747323855038913/446207)

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| MAIDENHEAD AQUATICS STAFFORD ROAD, NEWPORT, WREKIN, TF10 9BY | £5,455,000 | 03/11/2021 | Other |
| MERE PARK GARDEN CENTRE RETAIL AREA STAFFORD ROAD, NEWPORT, WREKIN, TF10 9BY | £5,455,000 | 03/11/2021 | Other |
| MERE PARK GARDEN CENTRE RETAIL AREA STAFFORD ROAD, NEWPORT, WREKIN, TF10 9BY | £5,455,000 | 03/11/2021 | Other |
| MERE PARK GARDEN CENTRE RETAIL AREA STAFFORD ROAD, NEWPORT, WREKIN, TF10 9BY | £5,455,000 | 03/11/2021 | Other |
| MERE PARK GARDEN CENTRE CHILDREN'S DAY NURSERY STAFFORD ROAD, NEWPORT, WREKIN, TF10 9BY | £757,500 | 02/11/2021 | Other |

**Area average:** £4,515,500 (5 sales)

## Price vs local average

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

- **Local average:** £219,000 (2 Other, TF10, 2024–2026)
- **Deviation:** -100%

## 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).*

## 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 |
|------|------|------|------|------|
| 4 Bed End Terrace, Meadow Road, TF10 | £1,580/mo | 4 | 0.5 miles | OpenRent |

**Average rent: £1,580/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 158000% (strong)
- **Max investor price (0.8%):** £197,500
- **Target investor price (1%):** £158,000

*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 £1,580/mo).*

- **Gross yield:** 1896000%
- **Monthly cashflow:** £1,397/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 5780673.4%

*Gross yield = annual rent as % of price (no costs). 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:** 187.3%

## 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)

/ 2

Property details

Tenure

FREEHOLD

Local average

£219,000 (-100%)

Deprivation

Decile 6 (20,055 of 33,755)

Street crime

33 incidents within 1 mile (Apr 2026)

Key features

Approximately 66.52 acres (26.92 hectares) of freehold agricultural land with strategic development potential
Attractive semi-rural location close to Newport town centre and all local amenities
Prominent location with roadside frontage along A41
Excellent transport links via A41, A518 & M54 motorway

Description

The property comprises approximately 66.52 acres (26.92 hectares) of freehold agricultural land, offering a development opportunity in a highly accessible location.

The site benefits from multiple access points, including frontage onto the A518 and Walkley Bank, and lies adjacent to the A41, providing excellent connectivity to the wider road network.

The land is predominately level, albeit sloping to the north, and features attractive natural elements including an established woodland area to the north-east and a brook running through the site.

Currently used for agricultural grazing and with no existing built development, the site is suitable for a wide range of potential uses, subject to the necessary planning consents.

Listed by

Andrew Dixon & Company , Telford

Reference: 747323855038913

EPC ratings on this postcode

We don't have a matched EPC for this property yet. Below are efficiency scores and details for other addresses on this postcode.

Address	Current	Potential	Floor area	Age band	Type
Brook House, Meretown, NEWPORT	14	28	237 m²	England and Wales: before 1900	Detached
Cadwell Barn, Meretown, NEWPORT	71	79	163 m²	England and Wales: 1996-2002	Detached
Dovecote Meretown Court, Meretown, NEWPORT	67	85	110 m²	England and Wales: before 1900	Detached
Dovecote, Meretown Court, Meretown, NEWPORT	65	84	113 m²	England and Wales: 1991-1995	Detached
Gorleston Cottage, Meretown, NEWPORT	61	81	207 m²	—	Detached
Granary, Meretown Court, Meretown, NEWPORT	56	89	131 m²	England and Wales: 1991-1995	Detached
Loxdale, Meretown, NEWPORT	60	90	132 m²	—	Detached
Meretown Cottage, Meretown, NEWPORT	32	97	96 m²	England and Wales: before 1900	Detached
Meretown House, Meretown Lane, NEWPORT	29	71	686 m²	England and Wales: before 1900	Detached
National Foaling Bank, Meretown House, Meretown, NEWPORT	40	72	455 m²	England and Wales: before 1900	Detached
Rear Apartment, Meretown Grange, Meretown, Newport	49	70	85 m²	England and Wales: before 1900	Flat
The Byre, Meretown, NEWPORT	55	78	199 m²	England and Wales: 1996-2002	Detached
The Hayloft, Meretown, NEWPORT	64	68	155 m²	England and Wales: 1996-2002	Detached
The Hayloft, Meretown, NEWPORT	59	89	142 m²	England and Wales: 1991-1995	Detached
Warwick Cottage, Meretown, NEWPORT	1	74	208 m²	England and Wales: 1900-1929	Detached

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Price history

No sales history found for this property in Land Registry Price Paid data.

Sold Comparables

Same street and nearby sales within 0.25 miles (last 5 years). Data from Land Registry Price Paid.

Address	Price	Date	Type
MAIDENHEAD AQUATICS STAFFORD ROAD, NEWPORT, WREKIN, TF10 9BY	£5,455,000	03/11/2021	Other
MERE PARK GARDEN CENTRE RETAIL AREA STAFFORD ROAD, NEWPORT, WREKIN, TF10 9BY	£5,455,000	03/11/2021	Other
MERE PARK GARDEN CENTRE RETAIL AREA STAFFORD ROAD, NEWPORT, WREKIN, TF10 9BY	£5,455,000	03/11/2021	Other
MERE PARK GARDEN CENTRE RETAIL AREA STAFFORD ROAD, NEWPORT, WREKIN, TF10 9BY	£5,455,000	03/11/2021	Other
MERE PARK GARDEN CENTRE CHILDREN'S DAY NURSERY STAFFORD ROAD, NEWPORT, WREKIN, TF10 9BY	£757,500	02/11/2021	Other

Area average: £4,515,500 (5 sales)

Capital growth trend

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

5y growth 187.3%

House Price Index (HM Land Registry — official index, not sold-price averages): Stafford. Series: All dwelling types. As of March 2026.

1y (index) 2.9%

5y (index) 25.2%

10y (index) 51.8%

Rental Range

Estimated market rent for Stafford. Low = conservative, Realistic = average, Optimistic = best case.

Low £799/mo

Realistic £888/mo

Optimistic £977/mo

Based on Local Authority from postcode lookup → Stafford.

LHA (30th percentile) floor for Shropshire: Apr 2025 – Mar 2026

Location

Map view View on Google Maps View on OpenStreetMap Street View TF10 8BX

Address

Stafford Road

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Shop	Mere Park Garden Centre	0.1 miles
Bus stop	Unknown	0.2 miles
Bus stop	Daniels Cross	0.2 miles
Shop	Newport News and Off Licence	0.4 miles
University	Harper Adams University	2.9 miles
Hospital	Shrewsbury & Telford Hospital NHS Trust Sterile Services Department (SSD)	6.4 miles
Train station	Oakengates	6.6 miles
University	University Of Wolverhampton (Shropshire Campus) (Business School)	6.7 miles
Train station	Telford Central	7.1 miles
Hospital	Bickerstaff Endoscopy Unit	7.5 miles

Street-level crime

Category	Count
Violence and sexual offences	20
Criminal damage and arson	3
Other theft	3
Burglary	2
Public order	2
Robbery	1
Shoplifting	1
Vehicle crime	1
Total incidents	33

Within 1 mile during Apr 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
The Burton Borough School	Secondary	0.6 miles	Requires improvement — 13 Feb 2022
Newport Infant School and Nursery	Primary	0.7 miles	Good — 20 Dec 2023
Newport Church of England Voluntary Controlled Junior School	Primary	0.7 miles	Good — 18 Jan 2024
Haberdashers' Castle House School	Other	0.8 miles	— (No rating)
Haberdashers' Adams	Secondary	0.9 miles	Good — 27 Jun 2022

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
4 Bed End Terrace, Meadow Road, TF10	£1,580/mo	4	0.5 miles	OpenRent

Average rent: £1,580/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 158000%

Max investor price (0.8%) £197,500

Target investor price (1%) £158,000

Gross yield 1896000%

Monthly cashflow £1,397/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 5780673.4%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cashflow — Rent minus 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).

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