# 3 bedroom end of terrace house for sale (ST5 8DW) ## Property Details | Key | Value | |-----|-------| | Address | 2 SIMPSON STREET, NEWCASTLE, STAFFORDSHIRE ST5 8DW | | Price | £180,000 | | Bedrooms | 3 | | Bathrooms | 1 | | Council tax | A | | Construction age | England and Wales: 1930-1949 | | Floor area | 71 m² | | Last sold | £107,000 Jan 2021 | ## EPC Rating & Upgrade Cost - **Current rating:** E - **Potential rating:** C - **Current heating cost:** £732/year - **Est. upgrade cost to C:** £14,323 ### Recommendations - A2 (£850 - £1,500) - W1 (£800 - £1,200) - C (£15 - £30) - E (£25) - 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/2110-9121-3000-0730-3272) ## Description Positioned within the ever-popular residential area of Wolstanton, this impressive three bedroom end town house on Simpson Street offers spacious accommodation, modern open-plan living and a particularly generous rear garden, making it an ideal purchase for families, first-time buyers or those seeking a well-located home close to local amenities and transport links. The property immediately creates a welcoming first impression, with a smart pebbled and paved frontage leading to the entrance hall, where a double glazed front door opens onto attractive patterned tiled flooring and a radiator providing warmth and comfort. The ground floor has been thoughtfully arranged to create a superb open-plan living environment that is perfect for modern lifestyles. The lounge enjoys a bright double glazed bay fronted window that allows natural light to flood the space, complemented by stylish laminate wood flooring and a radiator. Flowing seamlessly from the lounge is the open plan dining room, which features double glazed patio doors that open directly onto the garden, creating a wonderful indoor-outdoor connection for entertaining or relaxing. The open plan kitchen is fitted with a range of wall and base cupboard units alongside practical work surfaces, a sink and drainer, electric hob, built-under oven and cooker hood, finished with a tiled splashback and laminate wood flooring. There is also space for a washing machine and fridge freezer, while a convenient ground floor WC includes a low level WC, vanity hand wash basin, radiator and double glazed window. Upstairs, the first floor landing provides access to the loft and leads to three well-proportioned bedrooms, each benefiting from double glazed windows and radiators, offering comfortable accommodation for families or those needing additional workspace or guest rooms. The bathroom is fitted with a bath and shower over, low level WC and wash basin, complemented by part tiled walls, a double glazed window and a chrome towel warming radiator for added comfort. Externally, the property continues to impress with a neatly arranged front garden featuring pebbled and paved areas, while the substantial rear garden offers a fantastic outdoor space with gated access to a paved patio area, decorative beds, pebbled sections and a generous lawn, creating the perfect setting for outdoor dining, family activities and summer relaxation. *****Virtual Furnishings have been used in the photography of this property****** **ROOM DETAILS** **INTERIOR** **GROUND FLOOR** Entrance hall – double glazed front door, patterned tiled flooring, radiator. Open plan lounge – double glazed bait fronted window, laminate wood flooring, radiator. Open Plan dining room– double glazed patio doors, laminate wood flooring, radiator. Open Plan kitchen– double glazed window, range of wall and base cupboard units, Work surfaces, sink and drainer, electric hob, belt under oven, cooker hood, tiled splashback, space for washing machine, space for fridge freezer, laminate wood flooring, WC – double glazed window, low level WC, vanity hand wash basin, radiator, laminate wood flooring. **FIRST FLOOR** Landing – double glazed window, lost access. Bedroom one – double glazed window, radiator Bedroom two – double glazed window, radiator Bedroom three – double glazed window, radiator Bathroom – double glazed window, bath with shower over, low level WC, and wash basin, part tiled walls, chrome towel warming radiator **EXTERIOR** Front garden – pebbled area, paved area Rear garden – gated access to paved patio area with pebbled beds, decorative beds and lawn area **Roof type: Slate tiles.** **Mobile signal/coverage: Good.** **Flooded in the last 5 years: No.** **Building Safety: None of the above.** **Construction materials used: Brick and block.** **Water source: Direct mains water.** **Electricity source: National Grid.** **Sewerage arrangements: Standard UK domestic.** **Heating Supply: Central heating (gas).** **Broadband internet type: Others.** **Does the property have required access (easements, servitudes, or wayleaves)? No.** **Do any public rights of way affect your your property or its grounds? No.** **Parking Availability: Yes.** ## Property Photos - ![Three Bedroom End Town House with Large Garden](/listings/photos/173231621/80070) - Three Bedroom End Town House with Large Garden - ![Gallery](/listings/photos/173231621/80071) - Gallery - ![Gallery](/listings/photos/173231621/80072) - Gallery - ![Gallery](/listings/photos/173231621/80073) - Gallery - ![Gallery](/listings/photos/173231621/80074) - Gallery - ![Gallery](/listings/photos/173231621/80075) - Gallery - ![Gallery](/listings/photos/173231621/80076) - Gallery - ![Gallery](/listings/photos/173231621/80077) - Gallery - ![Gallery](/listings/photos/173231621/80078) - Gallery - ![Gallery](/listings/photos/173231621/80079) - Gallery - ![Gallery](/listings/photos/173231621/80080) - Gallery - ![Gallery](/listings/photos/173231621/80081) - Gallery - ![Gallery](/listings/photos/173231621/80082) - Gallery - ![Gallery](/listings/photos/173231621/80083) - Gallery - ![Three Bedroom End Town House with Large Garden](/listings/photos/173231621/93209) - Three Bedroom End Town House with Large Garden ## Floorplans - ![Floor Plan](/listings/photos/173231621/80084) - Floor Plan - ![Floor Plan](/listings/photos/173231621/80085) - Floor Plan ## EPC Graphs - ![EPC](/listings/photos/173231621/80086) - EPC ## FENSA Certificates This property has 1 FENSA certificate(s) on record. ### FENSA Certificate #14655355 - **Address:** 2 Simpson Street, NEWCASTLE, ST5 8DW - **Certificate Issued:** 27/06/2021 - **Work Completed:** 25/05/2021 - **Items:** 2 door(s) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 2 SIMPSON STREET, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 8DW | £107,000 | 20/01/2021 | 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 | |---------|-------|------|------| | 57 DIMSDALE PARADE EAST, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 8DP | £133,000 | 18/11/2025 | Terraced | | 10 PARK AVENUE WEST, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 8DN | £137,500 | 07/11/2025 | Terraced | | 41 GARNETT ROAD EAST, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 8AP | £67,500 | 10/10/2025 | Terraced | | 62 WATLANDS VIEW, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 8AQ | £107,000 | 14/07/2025 | Terraced | | 45 KINGS AVENUE, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 8DQ | £165,000 | 08/12/2023 | Terraced | | 41 KINGS AVENUE, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 8DQ | £245,000 | 11/10/2023 | Terraced | | 30 CLARENCE STREET, WOLSTANTON, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 8AR | £142,000 | 29/09/2023 | Terraced | | [Same street] 18 SIMPSON STREET, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 8DW | £170,000 | 18/08/2023 | Semi-detached | | 26 PARK AVENUE WEST, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 8DN | £146,500 | 12/07/2023 | Terraced | | 13 GARNETT ROAD EAST, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 8AP | £85,000 | 10/07/2023 | Terraced | | 12 LORING TERRACE SOUTH, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 8AF | £184,500 | 10/07/2023 | Terraced | | [Same street] 20 SIMPSON STREET, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 8DW | £130,000 | 19/05/2023 | Terraced | | 22 GARNETT ROAD EAST, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 8AP | £89,000 | 05/05/2023 | Terraced | | 18 PARK AVENUE WEST, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 8DN | £114,995 | 20/03/2023 | Terraced | | [Same street] 21 SIMPSON STREET, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 8DW | £150,000 | 09/03/2023 | Terraced | | [Same street] 4 SIMPSON STREET, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 8DW | £170,000 | 16/12/2022 | Terraced | | [Same street] 16 SIMPSON STREET, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 8DW | £140,000 | 01/12/2022 | Terraced | | 3 WOLSELEY ROAD, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 8AN | £145,000 | 25/11/2022 | Terraced | | 8 WINSTON TERRACE, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 8AE | £145,000 | 25/11/2022 | Terraced | | 9 HARTINGTON STREET, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 8DR | £123,000 | 04/11/2022 | Terraced | | 28 CLARENCE STREET, WOLSTANTON, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 8AR | £137,000 | 04/11/2022 | Terraced | | 103 WATLANDS VIEW, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 8AG | £99,000 | 04/11/2022 | Terraced | | 91 DIMSDALE PARADE EAST, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 8DP | £121,950 | 27/10/2022 | Terraced | | 35 GARNETT ROAD EAST, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 8AP | £110,600 | 24/10/2022 | Terraced | | 68 DIMSDALE PARADE EAST, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 8DS | £146,000 | 21/10/2022 | Terraced | **Street average:** £152,000 (5 sales) **Area average:** £132,227 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £144,587 (105 Terraced, ST5, 2024–2026) - **Deviation:** +24.5% ## Rental Range *ONS Price Index of Private Rents (Newcastle-under-Lyme). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £743/mo - **Realistic:** £825/mo - **Optimistic:** £908/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Staffordshire North (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £593/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 | |------|------|------|------|------| | [Dimsdale View East, Porthill, Newcastle](http://87.117.209.195:8080/listings/359a5dc) | £850/mo | 3 | 0.21 miles | Rightmove | | [Court Lane, Wolstanton, Newcastle Under Lyme, Staffordshire, ST5](http://87.117.209.195:8080/listings/70af139) | £1,395/mo | 3 | 0.24 miles | Rightmove | | [High Street, May Bank, Newcastle, Staffordshire, ST5](http://87.117.209.195:8080/listings/f374b79) | £900/mo | 3 | 0.67 miles | Rightmove | | [High Street, May Bank, Newcastle, Staffordshire, ST5](http://87.117.209.195:8080/listings/ced9126) | £950/mo | 3 | 0.68 miles | Rightmove | | [Car Park Lymedale Cross Industrial Estate, Newcastle Under Lyme ST5](http://87.117.209.195:8080/listings/bced143) | £1/mo | — | 0.73 miles | Rightmove | | [Willard Close, Newcastle, ST5](http://87.117.209.195:8080/listings/3d9f3c2) | £1,000/mo | 3 | 0.83 miles | Rightmove | | [Basford Park Road, Newcastle Under Lyme](http://87.117.209.195:8080/listings/3edc882) | £995/mo | 3 | 0.83 miles | Rightmove | | [Basford Park Road, Newcastle, ST5](http://87.117.209.195:8080/listings/8243c89) | £1,200/mo | 3 | 0.9 miles | Rightmove | | [Warwick Street, Stoke-On-Trent, ST5 7JQ](http://87.117.209.195:8080/listings/2a1fbb7) | £795/mo | 3 | 1.04 miles | Rightmove | | [Sydney Street, Newcastle-Under-Lyme, ST5](http://87.117.209.195:8080/listings/1054f96) | £925/mo | 3 | 1.11 miles | Rightmove | | [Mount Pleasant, Newcastle Under Lyme](http://87.117.209.195:8080/listings/dce6e8e) | £850/mo | 3 | 1.11 miles | Rightmove | | [Enderley Street, Newcastle-Under-Lyme, ST5](http://87.117.209.195:8080/listings/5fe428d) | £1,350/mo | 3 | 1.14 miles | Rightmove | | [Victoria Street, Chesterton, ST5](http://87.117.209.195:8080/listings/3955fdd) | £700/mo | 3 | 1.21 miles | Rightmove | | [Sandford Street, Chesterton, Newcastle, Staffordshire, ST5](http://87.117.209.195:8080/listings/e22b1b7) | £1,050/mo | 3 | 1.24 miles | Rightmove | | [Watermills, Newcastle Under Lyme, Staffordshire, ST5](http://87.117.209.195:8080/listings/2c49cfd) | £930/mo | 3 | 1.35 miles | Rightmove | | [Waters Edge Close, Silverdale, Newcastle, ST5](http://87.117.209.195:8080/listings/2914cd8) | £1,000/mo | 3 | 1.44 miles | Rightmove | | [Cumberland Street, Newcastle](http://87.117.209.195:8080/listings/5bed48c) | £975/mo | 3 | 1.51 miles | Rightmove | | [Wesley Place, Newcastle-under-Lyme, ST5](http://87.117.209.195:8080/listings/59b6039) | £995/mo | 3 | 1.67 miles | Rightmove | | [Higherland, ST5](http://87.117.209.195:8080/listings/fb6f659) | £995/mo | 3 | 1.68 miles | Rightmove | | [Wesley Place, Newcastle, ST5](http://87.117.209.195:8080/listings/48400a5) | £1,000/mo | 3 | 1.7 miles | Rightmove | **Average rent: £921/mo (29 listings)** ## 1% Rule - **Rent ratio:** 0.55% (weak for cashflow) - **Max investor price (0.8%):** £123,125 - **Target investor price (1%):** £98,500 *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 £985/mo).* - **Gross yield:** 6.6% - **Cost-to-rent:** 15.2× - **Monthly cashflow:** £153/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 3.5% *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:** £2,535/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 26.2% - **10y growth:** 45.7% ## House Price Index (HM Land Registry) *Official index for Newcastle-under-Lyme; Terraced series; as of February 2026.* - **1y growth (index):** 3.6% - **5y growth (index):** 27% - **10y growth (index):** 60.3% ## 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)