# 3 bedroom semi-detached house for sale (TF4 3GY)

## Property Details

| Key | Value |
|-----|-------|
| Address | Griffins Wood Close, Lightmoor Village, Telford, TF4 3GY |
| Price | £235,000 |
| Bedrooms | 3 |
| Bathrooms | 2 |
| Council tax | C |
| Last sold | £229,995 |

## Description

A stylish and well-presented three bedroom home, perfect for first time buyers, featuring a bright lounge and a spacious open plan kitchen/dining room with French doors to the garden. Upstairs offers a main bedroom with en-suite, two further bedrooms and a family bathroom. With off-road parking, EV charger and an enclosed rear garden, this is a move-in ready home ideal for modern living.

**Description** - The property opens into a welcoming entrance hallway, creating a great first impression and offering a practical space to kick off shoes and coats. From here, you’re led into a bright and comfortable lounge, featuring a double glazed window to the front aspect that fills the room with natural light — an ideal spot to relax at the end of the day.

An inner hallway provides access to a convenient WC and a useful storage cupboard, before opening up into the real heart of the home — a spacious open plan kitchen/dining room. Perfect for modern living and especially appealing to first time buyers, this sociable space features a stylish range of high gloss light grey wall and base units, along with integrated appliances including a dishwasher, fridge/freezer, gas hob and electric oven. There’s plenty of room for dining and entertaining, while the double glazed French doors to the rear bring in lots of light and provide easy access out to the garden — great for summer evenings or hosting friends.

Upstairs, the property continues to impress with a generous main bedroom complete with its own en suite shower room, offering a bit of added privacy and comfort. There are also two further bedrooms, ideal for guests, a home office or growing into over time, along with a well-appointed family bathroom.

Upstairs, the property continues to impress with a generous main bedroom complete with its own en suite shower room, offering a bit of added privacy and comfort. There are also two further bedrooms, ideal for guests, a home office or growing into over time, along with a well-appointed family bathroom.

**Location** - Lightmoor is a charming village on the edge of Telford. Surrounded by open green spaces and woodland walks, it provides a peaceful setting with easy access to Telford Town Centre and Ironbridge. The area is well served by local amenities, a welcoming community, and excellent schools, making it an ideal location for families and professionals alike.

**Rooms** - 

**Ground Floor** - 

**Entrance Hall** - 

**W.C.** - 

**Lounge** - 3.94m x 3.61m (12'11 x 11'10) - 

**Kitchen/Diner** - 4.67m x 3.00m (15'4 x 9'10) - 

**First Floor** - 

**Bedroom One** - 3.61m x 3.48m (11'10 x 11'5) - 

**En-Suite** - 

**Bedroom Two** - 3.00m x 2.97m (9'10 x 9'9) - 

**Bedroom Three** - 3.00m x 2.11m (9'10 x 6'11) - 

**Bathroom** - 

**External** - 

**Driveway** - 

**Garden** - 

**Local Authority** - Telford and Wrekin Council

**Council Tax Band** - Council Tax Band: C

**Possession And Tenure** - Freehold with vacant possession on completion.

**Viewing Arrangements** - Strictly by appointment with the selling agent.

**Anti-Money Laundering (Aml) Checks** - We are legally obligated to undertake anti-money laundering checks on all property purchasers. Whilst we are responsible for ensuring that these checks, and any ongoing monitoring, are conducted properly; the initial checks will be handled on our behalf by a specialist company, Movebutler, who will reach out to you once your offer has been accepted. The charge for these checks is £30 (including VAT) per purchaser, which covers the necessary data collection and any manual checks or monitoring that may be required. This cost must be paid in advance, directly to Movebutler, before a memorandum of sale can be issued, and is non-refundable. We thank you for your cooperation.

## Property Photos

- ![image00001.jpeg](/listings/photos/174945377/251544) - image00001.jpeg
- ![image00004.jpeg](/listings/photos/174945377/251545) - image00004.jpeg
- ![image00012.jpeg](/listings/photos/174945377/251546) - image00012.jpeg
- ![image00011.jpeg](/listings/photos/174945377/251547) - image00011.jpeg
- ![image00010.jpeg](/listings/photos/174945377/251548) - image00010.jpeg
- ![image00006.jpeg](/listings/photos/174945377/251549) - image00006.jpeg
- ![image00005.jpeg](/listings/photos/174945377/251550) - image00005.jpeg
- ![image00008.jpeg](/listings/photos/174945377/251551) - image00008.jpeg
- ![image00009.jpeg](/listings/photos/174945377/251552) - image00009.jpeg
- ![image00007.jpeg](/listings/photos/174945377/251553) - image00007.jpeg
- ![image00002.jpeg](/listings/photos/174945377/251554) - image00002.jpeg
- ![image00003.jpeg](/listings/photos/174945377/251555) - image00003.jpeg
- ![Adjusted best 6 griffins.jpeg](/listings/photos/174945377/502438) - Adjusted best 6 griffins.jpeg

## Floorplans

- ![8 Griffins Wood Close. TF4 3GY-high.jpg](/listings/photos/174945377/251556) - 8 Griffins Wood Close. TF4 3GY-high.jpg

## EPC Graphs

- ![EE Rating](/listings/photos/174945377/251557) - EE Rating

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
|  | £229,995 | 01/01/2021 | — |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 25 KILN CLOSE, TELFORD, WREKIN, TF4 3FS | £235,000 | 30/06/2025 | Semi-detached |
| 11 FORESTERS CLOSE, HORSEHAY, TELFORD, WREKIN, TF4 3BW | £180,000 | 13/06/2025 | Semi-detached |
| 114 JACKSON DRIVE, DOSELEY, TELFORD, WREKIN, TF4 3GR | £265,000 | 23/05/2025 | Semi-detached |
| 54 THE BACHE, LIGHTMOOR VILLAGE, TELFORD, WREKIN, TF4 3GW | £231,000 | 18/12/2024 | Semi-detached |
| 33 NEW MEADOW ROAD, LIGHTMOOR VILLAGE, TELFORD, WREKIN, TF4 3FD | £230,000 | 16/12/2024 | Semi-detached |
| 92 THE BACHE, LIGHTMOOR VILLAGE, TELFORD, WREKIN, TF4 3GW | £235,000 | 15/12/2023 | Semi-detached |
| 24 FORESTERS CLOSE, HORSEHAY, TELFORD, WREKIN, TF4 3BW | £200,000 | 06/11/2023 | Semi-detached |
| 11 NEW MEADOW ROAD, LIGHTMOOR VILLAGE, TELFORD, WREKIN, TF4 3FD | £295,000 | 27/10/2023 | Semi-detached |
| 15 THE BACHE, LIGHTMOOR VILLAGE, TELFORD, WREKIN, TF4 3FQ | £245,000 | 20/10/2023 | Semi-detached |
| 70 WOODHOUSE LANE, HORSEHAY, TELFORD, WREKIN, TF4 3BN | £208,000 | 29/09/2023 | Semi-detached |
| 78 WOODHOUSE LANE, HORSEHAY, TELFORD, WREKIN, TF4 3BN | £165,000 | 03/07/2023 | Semi-detached |
| 16 CLYDESDALE DRIVE, HORSEHAY, TELFORD, WREKIN, TF4 3UB | £85,000 | 16/06/2023 | Semi-detached |
| 6 HIGHLAND LEA, HORSEHAY, TELFORD, WREKIN, TF4 3UA | £160,000 | 02/06/2023 | Semi-detached |
| 16 GRIFFITHS AVENUE, DOSELEY, TELFORD, WREKIN, TF4 3FE | £281,000 | 12/05/2023 | Semi-detached |
| 28 CRYSTAL DRIVE, LIGHTMOOR VILLAGE, TELFORD, WREKIN, TF4 3FT | £192,500 | 12/04/2023 | Semi-detached |
| 94 JACKSON DRIVE, DOSELEY, TELFORD, WREKIN, TF4 3GR | £168,000 | 30/03/2023 | Semi-detached |
| 29 MONKSMOOR ROAD, LIGHTMOOR VILLAGE, TELFORD, WREKIN, TF4 3FW | £237,000 | 10/03/2023 | Semi-detached |
| 37 NEW MEADOW ROAD, LIGHTMOOR VILLAGE, TELFORD, WREKIN, TF4 3FD | £240,000 | 03/03/2023 | Semi-detached |
| 12 CONNOMARA MEADOW, HORSEHAY, TELFORD, WREKIN, TF4 3UF | £190,000 | 21/12/2022 | Semi-detached |
| 106 THE BACHE, LIGHTMOOR VILLAGE, TELFORD, WREKIN, TF4 3GW | £71,400 | 19/12/2022 | Semi-detached |
| [Same street] 22 GRIFFINS WOOD CLOSE, LIGHTMOOR VILLAGE, TELFORD, WREKIN, TF4 3GY | £369,995 | 29/06/2022 | Detached |
| [Same street] 20 GRIFFINS WOOD CLOSE, LIGHTMOOR VILLAGE, TELFORD, WREKIN, TF4 3GY | £369,995 | 24/06/2022 | Detached |
| [Same street] 24 GRIFFINS WOOD CLOSE, LIGHTMOOR VILLAGE, TELFORD, WREKIN, TF4 3GY | £329,995 | 09/06/2022 | Detached |
| [Same street] 18 GRIFFINS WOOD CLOSE, LIGHTMOOR VILLAGE, TELFORD, WREKIN, TF4 3GY | £262,995 | 28/04/2022 | Detached |
| [Same street] 16 GRIFFINS WOOD CLOSE, LIGHTMOOR VILLAGE, TELFORD, WREKIN, TF4 3GY | £264,995 | 28/04/2022 | Detached |
| [Same street] 14 GRIFFINS WOOD CLOSE, LIGHTMOOR VILLAGE, TELFORD, WREKIN, TF4 3GY | £254,995 | 31/03/2022 | Semi-detached |
| [Same street] 12 GRIFFINS WOOD CLOSE, LIGHTMOOR VILLAGE, TELFORD, WREKIN, TF4 3GY | £229,995 | 25/02/2022 | Semi-detached |
| [Same street] 6 GRIFFINS WOOD CLOSE, LIGHTMOOR VILLAGE, TELFORD, WREKIN, TF4 3GY | £227,995 | 07/01/2022 | Semi-detached |
| [Same street] 8 GRIFFINS WOOD CLOSE, LIGHTMOOR VILLAGE, TELFORD, WREKIN, TF4 3GY | £229,995 | 17/12/2021 | Semi-detached |
| [Same street] 4 GRIFFINS WOOD CLOSE, LIGHTMOOR VILLAGE, TELFORD, WREKIN, TF4 3GY | £228,995 | 17/12/2021 | Semi-detached |
| [Same street] 10 GRIFFINS WOOD CLOSE, LIGHTMOOR VILLAGE, TELFORD, WREKIN, TF4 3GY | £229,995 | 16/12/2021 | Semi-detached |
| [Same street] 2 GRIFFINS WOOD CLOSE, LIGHTMOOR VILLAGE, TELFORD, WREKIN, TF4 3GY | £319,995 | 16/12/2021 | Detached |

**Street average:** £276,662 (12 sales)
**Area average:** £205,695 (20 sales)

## Price vs local average

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

- **Local average:** £211,623 (43 Semi-detached, TF4, 2024–2026)
- **Deviation:** +11%

## Rental Range

*ONS Price Index of Private Rents (Telford and Wrekin). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £768/mo
- **Realistic:** £853/mo
- **Optimistic:** £938/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Shropshire (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £723/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, New Meadow Road, TF4 | £1,200/mo | 3 | 0.19 miles | OpenRent |

**Average rent: £1,200/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.51% (weak for cashflow)
- **Max investor price (0.8%):** £150,000
- **Target investor price (1%):** £120,000

*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 £1,200/mo).*

- **Gross yield:** 6.1%
- **Cost-to-rent:** 16.3×
- **Monthly cashflow:** £130/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 2.3%

*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:** 22.1%
- **10y growth:** 31.2%

## House Price Index (HM Land Registry)

*Official index for Telford and Wrekin; Semi-detached series; as of March 2026.*

- **1y growth (index):** 4.4%
- **5y growth (index):** 26.6%
- **10y growth (index):** 63%

## 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)