# 4 bedroom semi-detached house for sale (TF2 8NQ) ## Property Details | Key | Value | |-----|-------| | Address | 22A, WELLINGTON ROAD, TELFORD, MUXTON, WREKIN TF2 8NQ | | Price | £325,000 | | Bedrooms | 4 | | Bathrooms | 1 | | Council tax | B | | Construction age | England and Wales: 1967-1975 | | Floor area | 112 m² | | Last sold | £80,000 Jun 2002 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** C - **Expiry date:** 12/08/2035 - **Current heating cost:** £942/year - **Est. upgrade cost to C:** £10,200 ### Recommendations - B (£900 - £1,500) - U (£8,000 - £10,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2300-1678-0422-0591-3853) ## Description A home with a few surprises along the way, including a useful extra room in the loft! Set behind a driveway offering ample parking and access to the garage, this well-presented family home offers comfortable and versatile accommodation arranged over three floors. Inside, the entrance hallway gives access to the main living accommodation and stairs rising to the first floor. The lounge/diner is a comfortable and welcoming space, with a multi-fuel burning stove set within its own surround and quarry-tiled hearth providing a pleasant focal point. A glazed bay window to the front brings plenty of natural light into the room. Off the dining area, a storage cupboard has been cleverly adapted to provide a useful home office space, complete with lighting and power. Double doors then lead through to the kitchen, which is fitted with a range of wall and base units with hardwood work surfaces over. There is a ceramic one-and-a-half-bowl sink with drainer and mixer tap, a range cooker with five-ring hob and extractor hood, together with an integrated dishwasher. The kitchen leads through to a useful utility area, providing space for the usual appliances, as well as a freestanding fridge and freezer and additional storage cupboards. A downstairs WC with vanity wash basin is located off the utility area, while a further door leads into the integral garage. The garage benefits from an electric roller door, power and lighting, making it useful for both storage and practical household needs. On the first floor, the landing provides access to the bedrooms, bathroom and loft. Bedroom one is a good-sized double with a front-facing double-glazed window and useful storage space. Bedroom two is another double bedroom with a rear-facing window and plenty of room for wardrobes, while bedroom three is also a double with a window overlooking the rear. Bedroom four is a useful single room with a front-facing double-glazed window. A staircase from the landing leads to the loft room, which is currently being used as a fifth bedroom. With a double-glazed skylight window to the rear, this is a versatile space that could also be used as a home office, hobby room or occasional guest room, depending on requirements. The family bathroom is a good-sized room with a frosted double-glazed window and a four-piece suite comprising twin wash hand basins with mixer taps, WC, bath and separate double shower cubicle with rainfall showerhead. A chrome heated towel rail completes the room. Outside, the driveway provides ample off-road parking and leads to the garage. To the rear, the enclosed garden offers a good combination of extensive patio and lawn, providing plenty of space for outdoor seating, dining and entertaining. A particularly useful garden room offers a versatile additional space, ideal for home working, entertaining or simply somewhere to relax and enjoy the garden. Overall, this is a comfortable and adaptable family home offering four bedrooms, a useful loft room, good living space, garage and a versatile rear garden. Viewing is highly recommended. EPC Rating: C ## Property Photos - ![Photo](/listings/photos/94280784/2606354) - ![Photo](/listings/photos/94280784/2606355) - ![Photo](/listings/photos/94280784/2606356) - ![Photo](/listings/photos/94280784/2606357) - ![Photo](/listings/photos/94280784/2606358) - ![Photo](/listings/photos/94280784/2606359) - ![Photo](/listings/photos/94280784/2606360) - ![Photo](/listings/photos/94280784/2606361) - ![Photo](/listings/photos/94280784/2606362) - ![Photo](/listings/photos/94280784/2606363) - ![Photo](/listings/photos/94280784/2606364) - ![Photo](/listings/photos/94280784/2606365) - ![Photo](/listings/photos/94280784/2606366) - ![Photo](/listings/photos/94280784/2606367) - ![Photo](/listings/photos/94280784/2606368) - ![Photo](/listings/photos/94280784/2606369) - ![Photo](/listings/photos/94280784/2606370) - ![Photo](/listings/photos/94280784/2606371) ## Floorplans - ![All](/listings/photos/94280784/2606372) - All - ![Site Plan](/listings/photos/94280784/2606373) - Site Plan ## EPC Graphs - ![EPC 1](/listings/photos/94280784/2606374) - EPC 1 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 22A WELLINGTON ROAD, MUXTON, TELFORD, WREKIN, TF2 8NQ | £80,000 | 21/06/2002 | Semi-detached | | 22A WELLINGTON ROAD, MUXTON, TELFORD, WREKIN, TF2 8NQ | £56,000 | 14/08/1998 | 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 | |---------|-------|------|------| | 33 BRIDGE WAY, MUXTON, TELFORD, WREKIN, TF2 8JL | £200,000 | 10/11/2023 | Semi-detached | | [Same street] MUXTON POST OFFICE WELLINGTON ROAD, MUXTON, TELFORD, WREKIN, TF2 8NQ | £46,000 | 01/09/2023 | Other | | 6 MEADOW ROAD, MUXTON, TELFORD, WREKIN, TF2 8JH | £240,000 | 10/07/2023 | Semi-detached | | [Same street] TREASURE TROVE WELLINGTON ROAD, MUXTON, TELFORD, WREKIN, TF2 8NQ | £225,000 | 30/06/2023 | Semi-detached | | 26 ASH ROAD, DONNINGTON, TELFORD, WREKIN, TF2 8JD | £187,500 | 06/04/2023 | Semi-detached | | 56 FIELDHOUSE DRIVE, MUXTON, TELFORD, WREKIN, TF2 8JJ | £217,500 | 18/11/2022 | Semi-detached | | 14 MEADOW ROAD, MUXTON, TELFORD, WREKIN, TF2 8JH | £229,500 | 30/09/2022 | Semi-detached | | 18 ASH ROAD, DONNINGTON, TELFORD, WREKIN, TF2 8JD | £143,500 | 19/07/2022 | Semi-detached | | 80 FIELDHOUSE DRIVE, MUXTON, TELFORD, WREKIN, TF2 8PS | £220,000 | 24/06/2022 | Semi-detached | | 15 BRIDGE WAY, MUXTON, TELFORD, WREKIN, TF2 8JL | £220,000 | 03/05/2022 | Semi-detached | | 46 FIELDHOUSE DRIVE, MUXTON, TELFORD, WREKIN, TF2 8JJ | £203,000 | 21/04/2022 | Semi-detached | | [Same street] AVONDALE WELLINGTON ROAD, MUXTON, TELFORD, WREKIN, TF2 8NQ | £176,000 | 18/03/2022 | Semi-detached | | 5 ASH ROAD, DONNINGTON, TELFORD, WREKIN, TF2 8JD | £160,000 | 08/03/2022 | Semi-detached | | 12 MEADOW ROAD, MUXTON, TELFORD, WREKIN, TF2 8JH | £210,000 | 28/01/2022 | Semi-detached | | 75 FIELDHOUSE DRIVE, MUXTON, TELFORD, WREKIN, TF2 8PS | £197,000 | 02/12/2021 | Semi-detached | | 66 FIELDHOUSE DRIVE, MUXTON, TELFORD, WREKIN, TF2 8JJ | £205,000 | 03/11/2021 | Semi-detached | **Street average:** £149,000 (3 sales) **Area average:** £202,538 (13 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £197,367 (64 Semi-detached, TF2, 2024–2026) - **Deviation:** +64.7% ## Rental Range *ONS Price Index of Private Rents (Telford and Wrekin). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £775/mo - **Realistic:** £861/mo - **Optimistic:** £947/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Shropshire (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £972/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 | |------|------|------|------|------| | 4 Bed Terraced House, Phoenix Close, TF2 | £1,400/mo | 4 | 0.25 miles | OpenRent | **Average rent: £1,400/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.43% (weak for cashflow) - **Max investor price (0.8%):** £175,000 - **Target investor price (1%):** £140,000 *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 £1,400/mo).* - **Gross yield:** 5.2% - **Cost-to-rent:** 19.3× - **Monthly cashflow:** £-45/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -0.6% *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).* ## Price per Square Metre - **£/m²:** £2,902/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 13.5% - **10y growth:** 54.7% ## House Price Index (HM Land Registry) *Official index for Telford and Wrekin; Semi-detached series; as of July 2026.* - **1y growth (index):** 4% - **5y growth (index):** 23.9% - **10y growth (index):** 61.5% ## 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)