# 2 bedroom retirement property for sale (ST5 3AF)

## Property Details

| Key | Value |
|-----|-------|
| Address | 15 CLAYTON ROAD, NEWCASTLE, STAFFORDSHIRE ST5 3AF |
| Price | £277,950 |
| Bedrooms | 2 |
| Bathrooms | 2 |
| Last sold | £42,000 Sep 1999 |

## Description

APARTMENT 15 - An elegant two-bedroom apartment at Brookfields House features an en-suite master bedroom, a fully fitted kitchen, and a private patio or balcony, set within landscaped gardens with 24/7 on-site support.

Heywoods Estate Agents are delighted to bring to the market a selection of apartments at Brookfields House, Clayton Road, Newcastle under Lyme.

Brookfields House is collection of 75 brand new one, two and three-bedroom retirement apartments, designed to help you make the most of every day, with an on-site support team available 24/7, 365 days a year.

Enjoy the privacy of your own peaceful apartment, spend a relaxing afternoon in the on-site restaurant, stroll around the landscaped gardens, or relax in the homeowners lounge or coffee lounge – the choice is yours. There is also an activity studio, hairdressing salon and therapy suite.

Each apartment is fully fitted with integrated appliances, a feature fireplace, level access shower room, spacious storage cupboard and utility cupboard, plus fitted wardrobes to master bedroom. Outside there are beautiful landscaped gardens, all maintained for you.

Key Points:

• Fully-fitted wool blend carpets throughout

• Fully-fitted kitchen with integrated appliances, including dishwasher, oven, hob, microwave, fridge freezer

• Fitted wardrobes to master bedrooms

• Spacious utility cupboards and storage facilities

• All apartments have either a patio or balcony

• Audio-visual security entry system with viewing monitor to each apartment, and controlled entry to the building

• Sophisticated 24-hour call system linked directly to the on-site team

• Four lifts

• On-site parking

• Landscaped and maintained gardens

• Protected by a 10-year NHBC warranty

All apartments are LEASEHOLD with a monthly Service and Well-being charge, and a Communal Facilities Fee which is payable upon the sale of your home. The Communal Facilities Fee (CFF) at Brookfields House is a fee payable upon the sale of your home or if there is a change of occupier so you can enjoy the facilities now but pay for them later. You do not have to pay anything until you choose to sell your apartment (or there is a change of occupier). The fee is 2% per annum, per year or part year of ownership, capped at 10 years (maximum 20%) of the achieved market price (or an agreed market valuation of the property).

Tailored personal care packages are available at an additional cost.

Adlington Retirement Living (ARL) is the developer and Adlington Management Services (AMS) is the operator of Brookfields House. Adlington Retirement Living are members of the Associated Retirement Community Operators and aim to comply with the ARCO Consumer Code.

An Administration Fee is payable on resale of the property.

## Property Photos

- ![Photo](/listings/photos/173095010/59612)
- ![Photo](/listings/photos/173095010/59613)
- ![Photo](/listings/photos/173095010/59614)
- ![Photo](/listings/photos/173095010/59615)
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- ![Photo](/listings/photos/173095010/59618)
- ![Photo](/listings/photos/173095010/59620)
- ![Photo](/listings/photos/173095010/59621)

## Floorplans

- ![All](/listings/photos/173095010/59622) - All

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #12929074
- **Address:** 15 Clayton Road, NEWCASTLE, ST5 3AF
- **Certificate Issued:** 07/05/2018
- **Work Completed:** 27/03/2018
- **Items:** 3 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 15 CLAYTON ROAD, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 3AF | £42,000 | 01/09/1999 | Terraced |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 113 - 115 LONDON ROAD, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 1ND | £587,500 | 06/09/2024 | Other |
| 14 CHERVIL CLOSE, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 3FF | £852,500 | 25/04/2022 | Other |
| 33 BROOK LANE, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 3HU | £6,240,000 | 09/12/2021 | Other |

**Area average:** £2,560,000 (3 sales)

## Price vs local average

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

- **Local average:** £455,953 (16 Other, ST5, 2024–2026)
- **Deviation:** -39%

## Rental Range

*ONS Price Index of Private Rents (Newcastle-under-Lyme). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £743/mo
- **Realistic:** £826/mo
- **Optimistic:** £909/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £479/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 |
|------|------|------|------|------|
| [Hatrell Street, Newcastle-under-Lyme](http://87.117.209.195:8080/listings/3acd18f) | £725/mo | 2 | 0.12 miles | Rightmove |
| [Stubbs Gate, Newcastle, Staffordshire, ST5](http://87.117.209.195:8080/listings/422c1d7) | £800/mo | 2 | 0.16 miles | Rightmove |
| [Friarswood Road, Newcastle, ST5](http://87.117.209.195:8080/listings/d289bd4) | £750/mo | 2 | 0.21 miles | Rightmove |
| [Tower Court, No.1 London Road, Newcastle Under Lyme, Staffordshire, ST5](http://87.117.209.195:8080/listings/7d5b06a) | £1,195/mo | 2 | 0.21 miles | Rightmove |
| [Tower Court, No. 1 London Road, Newcastle-Under-Lyme, Staffordshire, ST5](http://87.117.209.195:8080/listings/49c1be5) | £1,045/mo | 2 | 0.21 miles | Rightmove |
| [Windsor Court, No.1 London Road, Newcastle Under Lyme, Staffordshire, ST5](http://87.117.209.195:8080/listings/2c70e35) | £1,195/mo | 2 | 0.21 miles | Rightmove |
| [Trinity Court, No.1 London Road, Newcastle Under Lyme, Staffordshire, ST5](http://87.117.209.195:8080/listings/b881f57) | £1,195/mo | 2 | 0.21 miles | Rightmove |
| [Trinity Court, No. 1 London Road, Newcastle Under Lyme, Staffordshire, ST5](http://87.117.209.195:8080/listings/eed5008) | £1,225/mo | 2 | 0.21 miles | Rightmove |
| [Windsor Court, Newcastle, ST5](http://87.117.209.195:8080/listings/2cd66bf) | £980/mo | 2 | 0.21 miles | Rightmove |
| 2 Bed Flat, Windsor Court, ST5 | £980/mo | 2 | 0.21 miles | OpenRent |
| [Grosvenor Road, Newcastle, Staffordshire, ST5](http://87.117.209.195:8080/listings/0f4d065) | £775/mo | 2 | 0.26 miles | Rightmove |
| [Grosvenor Road, Newcastle, Staffordshire, ST5](http://87.117.209.195:8080/listings/db80b55) | £775/mo | 2 | 0.26 miles | Rightmove |
| [Well Street, Newcastle, Staffordshire, ST5](http://87.117.209.195:8080/listings/92239c9) | £895/mo | 2 | 0.29 miles | Rightmove |
| [Stubbsfield Road, Newcastle, Staffordshire, ST5](http://87.117.209.195:8080/listings/3e7aaed) | £925/mo | 2 | 0.31 miles | Rightmove |
| [Hassells Bridge, Hassell Street](http://87.117.209.195:8080/listings/f078218) | £925/mo | 2 | 0.42 miles | Rightmove |
| [Silverdale Road, Newcastle Under Lyme, ST5](http://87.117.209.195:8080/listings/a814e3a) | £950/mo | 2 | 0.43 miles | Rightmove |
| [Silverdale Road, Newcastle Under Lyme, ST5](http://87.117.209.195:8080/listings/930d04c) | £950/mo | 2 | 0.47 miles | Rightmove |
| [Marsh Box, Marsh Parade, Newcastle under Lyme](http://87.117.209.195:8080/listings/ca516e6) | £850/mo | 2 | 0.5 miles | Rightmove |
| [Marsh Box, Marsh Parade](http://87.117.209.195:8080/listings/7b420bf) | £895/mo | 2 | 0.5 miles | Rightmove |
| [Clarence Street, Newcastle-Under-Lyme](http://87.117.209.195:8080/listings/835dfd3) | £795/mo | 2 | 0.51 miles | Rightmove |

**Average rent: £905/mo (58 listings)**

## 1% Rule

- **Rent ratio:** 0.33% (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:** 4%
- **Cost-to-rent:** 25×
- **Monthly cashflow:** £-287/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -4.3%

*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:** -38%
- **10y growth:** -75.5%

## House Price Index (HM Land Registry)

*Official index for Newcastle-under-Lyme; All dwelling types series; as of March 2026.*

- **1y growth (index):** 2.3%
- **5y growth (index):** 23.3%
- **10y growth (index):** 56.4%

## 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)