# 3 bedroom detached house for sale (ST17 9LA) ## Property Details | Key | Value | |-----|-------| | Address | 2 BEESTON RIDGE, STAFFORD, STAFFORDSHIRE ST17 9LA | | Price | £110,000 | | Bedrooms | 3 | | Bathrooms | 1 | | Council tax | C | | Construction age | England and Wales: 1983-1990 | | Floor area | 76 m² | | Last sold | £133,000 Oct 2024 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** B - **Expiry date:** 27/03/2032 - **Current heating cost:** £570/year - **Est. upgrade cost to C:** £17,123 ### Recommendations - W2 (£4,000 - £6,000) - C (£15 - £30) - I (£2,200 - £3,000) - N (£4,000 - £6,000) - U (£3,500 - £5,500) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/3812-8527-0130-0948-7222) ## Description 3 BED DETACHED HOUSE FOR SALE BY AUCTION 27th - 28th JULY FOR SALE VIA ONLINE AUCTION ON MONDAY 27th JULY AT 1PM UNTIL TUESDAY 28th JULY 11AM. NO NEED TO BOOK PLEASE ATTEND OPEN HOUSE EVENT 9th JULY 3.00PM to 3.30PM OPEN HOUSE EVENT 17th JULY 2.30PM to 3.00PM OPEN HOUSE EVENT 24th JULY 2.30PM to 3.00PM Auction House welcomes this Three bedroom Detached House to Auction which holds a great investment opportunity. Currently being sold vacant, this family home is ideal for builder or investor. In brief, to the ground floor the property has large Entrance Hall, Lounge, Dining room, Kitchen with access to the Garage and rear garden. To the first floor can be found currently three bedrooms and Family Bathroom. The property benefits from having a central heating system. Outside, the property has driveway, front and rear gardens. This property is located close to local schools, shops and close to the Town Centre. PLEASE NOTE No appliances have been tested by Auction House. Any measurements are approximate. We recommend any would be bidders conduct their own due diligence in good time prior to the auction taking place. IMPORTANT INFORMATION Buying at auction is a contractual commitment, you are legally obliged to buy the lot on the terms of the sale memorandum at the price you bid. If you are the successful bidder, you are required to pay the deposit and auction fees immediately. As agent for the seller, we treat any failure to satisfy your obligations as your repudiation of the contract and the seller may then have a claim against you for breach of contract. You must not bid unless you wish to be bound by the common conditions of auction. Any purchasers choosing to buy without viewing in person are doing so at their own risk and acknowledge that the auctioneer will not be held responsible for any issues that may arise due to them being unintentionally missed from the video or sales particulars. **Tenure:** Freehold **EPC Rating:** D **Administration Fee:** £2000 inc VAT payable on exchange of contracts. **Buyer's Premium Fee:** £2000 inc VAT payable on exchange of contracts. **Disbursements:** Please see the legal pack for any disbursements listed that may become payable by the purchaser on completion. ## Property Photos - ![Bd000edc-4766812 100DRONE SING0312 2 T202606180939.jpg](/listings/photos/90197961/1351590) - Bd000edc-4766812 100DRONE SING0312 2 T202606180939.jpg - ![4a0f8483-IMG 5835 T202606180936.jpeg](/listings/photos/90197961/1351591) - 4a0f8483-IMG 5835 T202606180936.jpeg - ![F9aba2b7-IMG 5840 2 T202606180936.jpeg](/listings/photos/90197961/1351592) - F9aba2b7-IMG 5840 2 T202606180936.jpeg - ![1c01d485-IMG 5841 T202606180936.jpeg](/listings/photos/90197961/1351593) - 1c01d485-IMG 5841 T202606180936.jpeg - ![02a1ef13-IMG 5838 2 T202606180936.jpeg](/listings/photos/90197961/1351594) - 02a1ef13-IMG 5838 2 T202606180936.jpeg - ![740b9511-IMG 5839 T202606180936.jpeg](/listings/photos/90197961/1351595) - 740b9511-IMG 5839 T202606180936.jpeg - ![B07d2de7-IMG 5842 T202606180936.jpeg](/listings/photos/90197961/1351596) - B07d2de7-IMG 5842 T202606180936.jpeg - ![D434ce71-IMG 5848 T202606180936.jpeg](/listings/photos/90197961/1351597) - D434ce71-IMG 5848 T202606180936.jpeg - ![F2bce233-IMG 5850 T202606180936.jpeg](/listings/photos/90197961/1351598) - F2bce233-IMG 5850 T202606180936.jpeg - ![6d516e5c-IMG 5845 T202606180936.jpeg](/listings/photos/90197961/1351599) - 6d516e5c-IMG 5845 T202606180936.jpeg - ![599bb4b6-IMG 5849 T202606180936.jpeg](/listings/photos/90197961/1351600) - 599bb4b6-IMG 5849 T202606180936.jpeg - ![42a7be7c-IMG 5846 T202606180936.jpeg](/listings/photos/90197961/1351601) - 42a7be7c-IMG 5846 T202606180936.jpeg - ![F3c0ed5e-IMG 5847 T202606180936.jpeg](/listings/photos/90197961/1351602) - F3c0ed5e-IMG 5847 T202606180936.jpeg - ![F7b3795e-IMG 5851 T202606180936.jpeg](/listings/photos/90197961/1351603) - F7b3795e-IMG 5851 T202606180936.jpeg - ![3a0078fa-IMG 5834 T202606180936.jpeg](/listings/photos/90197961/1351604) - 3a0078fa-IMG 5834 T202606180936.jpeg - ![B286bb88-IMG 5843 T202606180936.jpeg](/listings/photos/90197961/1351605) - B286bb88-IMG 5843 T202606180936.jpeg - ![D22c95f4-IMG 5844 T202606180936.jpeg](/listings/photos/90197961/1351606) - D22c95f4-IMG 5844 T202606180936.jpeg - ![05f8abe3-4777503 100DRONE SING0311 2 T202606180939.jpg](/listings/photos/90197961/1351607) - 05f8abe3-4777503 100DRONE SING0311 2 T202606180939.jpg - ![15659564-IMG 5836 2 T202606180936.jpeg](/listings/photos/90197961/1351608) - 15659564-IMG 5836 2 T202606180936.jpeg ## Floorplans - ![Floor T202408291029.jpg](/listings/photos/90197961/1351609) - Floor T202408291029.jpg ## FENSA Certificates This property has 1 FENSA certificate(s) on record. ### FENSA Certificate #7274306 - **Address:** 2 Beeston Ridge, STAFFORD, ST17 9LA - **Certificate Issued:** 05/04/2010 - **Work Completed:** 18/03/2010 - **Items:** 12 window(s), 3 door(s) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 2 BEESTON RIDGE, STAFFORD, STAFFORDSHIRE, ST17 9LA | £133,000 | 23/10/2024 | 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 | |---------|-------|------|------| | 16 LANDOR WAY, STAFFORD, STAFFORDSHIRE, ST17 9WL | £247,500 | 31/03/2025 | Detached | | 2 CARISBROOKE DRIVE, STAFFORD, STAFFORDSHIRE, ST17 9JY | £240,000 | 17/12/2024 | Detached | | 1 CARISBROOKE DRIVE, STAFFORD, STAFFORDSHIRE, ST17 9JY | £257,500 | 17/11/2023 | Detached | | 15 KELD AVENUE, STAFFORD, STAFFORDSHIRE, ST17 9HY | £298,000 | 19/05/2023 | Detached | | 11 LINDEN CLOSE, STAFFORD, STAFFORDSHIRE, ST17 9TH | £165,000 | 18/11/2022 | Detached | | 64 CARISBROOKE DRIVE, STAFFORD, STAFFORDSHIRE, ST17 9JY | £190,000 | 15/08/2022 | Detached | | 8 CASTLE ACRE, STAFFORD, STAFFORDSHIRE, ST17 9YU | £268,218 | 03/08/2022 | Detached | | 19 CARISBROOKE DRIVE, STAFFORD, STAFFORDSHIRE, ST17 9JY | £300,000 | 28/07/2022 | Detached | | 1 HELFORD GROVE, STAFFORD, STAFFORDSHIRE, ST17 9BW | £288,000 | 14/06/2022 | Detached | | 8 TAMAR GROVE, STAFFORD, STAFFORDSHIRE, ST17 9SL | £190,000 | 29/04/2022 | Detached | | 5 ORWELL DRIVE, STAFFORD, STAFFORDSHIRE, ST17 9AY | £162,500 | 11/02/2022 | Detached | | 24 TORRIDGE DRIVE, STAFFORD, STAFFORDSHIRE, ST17 9AT | £237,000 | 10/09/2021 | Detached | **Area average:** £236,977 (12 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £397,627 (51 Detached, ST17, 2024–2026) - **Deviation:** -72.3% ## Rental Range *ONS Price Index of Private Rents (Stafford). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £802/mo - **Realistic:** £891/mo - **Optimistic:** £980/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, Landor Way, ST17 | £1,300/mo | 3 | 0.21 miles | OpenRent | **Average rent: £1,300/mo (1 listing)** ## 1% Rule - **Rent ratio:** 1.18% (strong) - **Max investor price (0.8%):** £162,500 - **Target investor price (1%):** £130,000 *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 £1,300/mo).* - **Gross yield:** 14.2% - **Cost-to-rent:** 7.1× - **Monthly cashflow:** £712/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 26.8% *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:** £1,447/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 5.4% - **10y growth:** 65.8% ## House Price Index (HM Land Registry) *Official index for Stafford; Detached series; as of April 2026.* - **1y growth (index):** 5.3% - **5y growth (index):** 27% - **10y growth (index):** 49.5% ## 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)