# 4 bedroom country house for sale (TF6 6DJ) ## Property Details | Key | Value | |-----|-------| | Address | Hoo Hall, Hoo, Telford, Shropshire, TF6 6DJ | | Price | £1,000,000 | | Bedrooms | 4 | | Bathrooms | 3 | | Council tax | G | ## Description **For sale by Online Auction - 29th of October 2025.** Nestled within the highly sought-after village of The Hoo, Shropshire, presents a truly exceptional opportunity to acquire a Grade II* Listed Farmhouse, a property steeped in history and brimming with character. This magnificent estate, offered for sale by unconditional online auction, represents a rare chance for discerning buyers to invest in a piece of Shropshire's heritage, with significant scope for refurbishment and development **Description** The main farmhouse, extending to an impressive 4800 sq ft, boasts four generous bedrooms and four versatile reception rooms, providing ample space for family living and entertaining. While offering a wealth of period features, the property requires comprehensive refurbishment, including essential roof works, allowing the new owner to meticulously restore and modernise this historic residence to their exact specifications, blending its inherent charm with contemporary comforts. The house is set within large, established gardens, which still retain the evocative former remains of a moat, adding to its unique historical allure and providing a picturesque backdrop. Beyond the main residence, the estate truly distinguishes itself with an extensive range of barn outbuildings, totalling nearly 5000 sq ft. These substantial structures offer tremendous potential for conversion, subject to obtaining the necessary planning permissions. Imagine transforming these barns into additional residential dwellings, holiday lets, a thriving business premises, or bespoke leisure facilities the possibilities are vast and exciting, promising significant added value and income streams Further enhancing the investment appeal are four detached former chicken sheds, collectively spanning approximately 56,392 sq ft. These expansive structures present an unparalleled opportunity for various commercial or agricultural ventures, again subject to planning consent. Whether for storage, light industrial use, or a return to their original agricultural purpose, their sheer scale offers considerable flexibility. All of these impressive assets are set within approximately 13 acres of land, providing a private and expansive rural setting. This generous acreage offers space for equestrian pursuits, further development (subject to planning), or simply enjoying the tranquillity and open space that such a substantial plot affords. The location itself is a key advantage, offering excellent road links and convenient access to the bustling market town of Newport and the vibrant town of Telford, ensuring that while enjoying a rural lifestyle, essential amenities and transport networks are always within easy reach. This is more than just a property; it is a significant investment opportunity for those with vision and a passion for restoration and development. The blend of a historic Grade II* Listed farmhouse, extensive outbuildings with conversion potential, vast commercial sheds, and substantial acreage in a desirable Shropshire village creates a truly unique proposition Tenure Freehold **Legal Pack** A legal pack is a collaboration of important documents of the property or land that is going to be sold at auction. To review the legal pack, click the Legal Documents button at the bottom of this advert or visit tcpa.co.uk. **Auction Information.** To view the auction information, click the Online Bidding button at the bottom of this advert or visit tcpa.co.uk. **UNCONDITIONAL LOT** Buyers Premium Applies Upon the fall of the hammer, the Purchaser shall pay a 5% deposit and a 5%+VAT (subject to a minimum of £5,000+VAT) buyers premium and contracts are exchanged. The purchaser is legally bound to buy and the vendor is legally bound to sell the Property/Lot. The auction conditions require a full legal completion 28 days following the auction (unless otherwise stated). **Pre Auction Offers Are Considered** The seller of this property may consider a pre-auction offer prior to the auction date. All auction conditions will remain the same for pre-auction offers which include but are not limited to, the special auction conditions which can be viewed within the legal pack, the Buyer's Premium, and the deposit. To make a pre-auction offer we will require two forms of ID, proof of your ability to purchase the property and complete our auction registration processes online. To find out more information or to make a pre-auction offer please contact us. **Special Conditions** Any additional costs will be listed in the Special Conditions within the legal pack and these costs will be payable on completion. The legal pack is available to download free of charge under the LEGAL DOCUMENTS'. Any stamp duty and/or government taxes are not included within the Special Conditions within the legal pack and all potential buyers must make their own investigations. ## Property Photos - ![Photo](/listings/photos/167713073/37615) - ![Photo](/listings/photos/167713073/37616) - ![Photo](/listings/photos/167713073/37617) - ![Photo](/listings/photos/167713073/37618) - ![Photo](/listings/photos/167713073/37619) - ![Photo](/listings/photos/167713073/37620) - ![Photo](/listings/photos/167713073/37622) - ![Photo](/listings/photos/167713073/37629) - ![Photo](/listings/photos/167713073/37635) - ![Photo](/listings/photos/167713073/37637) - ![Photo](/listings/photos/167713073/37639) - ![Photo](/listings/photos/167713073/37641) - ![Photo](/listings/photos/167713073/37643) - ![Photo](/listings/photos/167713073/37646) - ![Photo](/listings/photos/167713073/37650) - ![Photo](/listings/photos/167713073/37670) - ![Photo](/listings/photos/167713073/37673) - ![Photo](/listings/photos/167713073/37689) - ![Photo](/listings/photos/167713073/37694) - ![Photo](/listings/photos/167713073/37701) - ![Photo](/listings/photos/167713073/37705) ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | THE EDGE, HORTON, TELFORD, WREKIN, TF6 6DT | £160,000 | 27/05/2022 | Other | | OAKWOOD HOUSE, HORTON, TELFORD, WREKIN, TF6 6DT | £451,000 | 09/02/2022 | Other | **Area average:** £305,500 (2 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £622,293 (2 Other, TF6, 2024–2026) - **Deviation:** +60.7% ## 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):** £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 Semi-Detached House, Dukes View, TF2 | £1,150/mo | 4 | 1.21 miles | OpenRent | **Average rent: £1,150/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.12% (weak for cashflow) - **Max investor price (0.8%):** £143,750 - **Target investor price (1%):** £115,000 *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 £1,150/mo).* - **Gross yield:** 1.4% - **Cost-to-rent:** 72.5× - **Monthly cashflow:** £-2,928/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -12.1% *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:** 86% ## House Price Index (HM Land Registry) *Official index for Telford and Wrekin; All dwelling types series; as of March 2026.* - **1y growth (index):** 3.4% - **5y growth (index):** 24.3% - **10y growth (index):** 58.9% ## 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)