# Land for sale (ST17 4NX)

## Property Details

| Key | Value |
|-----|-------|
| Address | Land Adjacent To Queensville, ST17 4NX |
| Price | £125,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Council tax | D |

## Description

Call us **9AM - 9PM** -**7 **days a week, **365** days a year!

**An exciting opportunity to purchase a well-positioned plot in a popular and established Stafford location. Situated in Queensville, this sought-after setting offers convenient access to local amenities, schools, commuter routes and Stafford town centre, making it an ideal spot for a range of buyers.**

The plot benefits from full planning permission (Ref: 25/40363/FUL) for the construction of a three-bedroom bungalow, offering the perfect opportunity to create a bespoke home tailored to your own style and requirements.

A self-build gives buyers the flexibility to design and finish their home to their exact specification, while also offering the potential to reclaim VAT on eligible building materials and elements (we recommend seeking advice from a financial adviser on this).

Opportunities like this are rarely available in such a well-connected and desirable area—don’t miss your chance to secure a plot with planning in place and bring your vision to life.

## Property Photos

- ![Photo](/listings/photos/174002486/700071)
- ![Photo](/listings/photos/174002486/700074)
- ![Photo](/listings/photos/174002486/700076)
- ![Photo](/listings/photos/174002486/700078)
- ![Photo](/listings/photos/174002486/700079)
- ![Photo](/listings/photos/174002486/700081)
- ![Photo](/listings/photos/174002486/700082)

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 39 DAURADA DRIVE, STAFFORD, STAFFORDSHIRE, ST17 4XW | £83,000 | 24/05/2022 | Other |

**Area average:** £83,000 (1 sale)

## Price vs local average

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

- **Local average:** £222,000 (2 Other, ST17, 2024–2026)
- **Deviation:** -43.7%

## 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 Mid Staffs (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £738/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 |
|------|------|------|------|------|
| 3 Bed Detached House, Juniper Gardens, ST17 | £1,350/mo | 3 | 0.56 miles | OpenRent |

**Average rent: £1,350/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 1.08% (strong)
- **Max investor price (0.8%):** £168,750
- **Target investor price (1%):** £135,000

*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 £1,350/mo).*

- **Gross yield:** 13%
- **Cost-to-rent:** 7.7×
- **Monthly cashflow:** £698/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 23.1%

*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).*

## 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)