# 2 bedroom semi-detached house for sale (TF2 8LA)

## Property Details

| Key | Value |
|-----|-------|
| Address | Primmer Road, Donnington, Telford, TF2 8LA |
| Price | £185,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | A |
| Last sold | £73,950 |

## Description

A two-bedroom semi-detached house featuring a spacious lounge/diner, kitchen, and utility room, along with two double bedrooms, a bathroom, and a cloakroom. The property also benefits from a large rear garden, driveway parking, and no upward chain.

The property opens into an entrance hallway with a useful understairs storage cupboard, leading through to a spacious lounge diner.  The entrance hallway also leads into the kitchen, with a utility room allowing access to the rear garden.

Upstairs, the first floor offers two double bedrooms, a bathroom, and a cloakroom. The landing includes both a double and a single cupboard for storage, along with access to the loft via a hatch.

Externally, the property benefits from a generously sized rear garden with a brick built and a side gate that leads to the front drive providing parking and garden..  

Donnington is a popular, established residential suburb of Telford, having a range of local shops and amenities as well as good road links (being of ideal commuting distance to Telford, Shrewsbury and Wolverhampton). The house is within half a mile of the Oakengates Leisure Centre (easy walking distance). Telford itself is approximately 3.5 miles away, with its greater range of amenities and mainline train station.

**ENTRANCE HALLWAY** **(3.65 x 1.83 (11'11" x 6'0"))**

An entrance hallway with an understairs storage cupboard.

**LOUNGE DINER** **(7.78 x 2.77 (25'6" x 9'1"))**

A generously sized lounge diner with a bay window.

**KITCHEN** **(2.92 x 3.09 max (9'6" x 10'1" max))**

A range of shaker style base and wall units with worktops over and tiling above.  A stainless steel sink, drainer and mixer tap.  With recess spaces for a cooker and washing machine.

**UTILITY ROOM** **(2.54 x 2.31 (8'3" x 7'6"))**

Offering extra space for white goods, including a fridge freezer and tumble dryer, with a door leading out to the rear garden.

**FIRST FLOOR**

The landing offers both a double and a single storage cupboard, along with access to the loft via a hatch.

**BEDROOM ONE** **(3.64 x 3.58 (11'11" x 11'8"))**

A double bedroom featuring a recessed space suitable for a double wardrobe, with dual-aspect windows overlooking the front of the property.

**BEDROOM TWO** **(3.05 x 2.72 (10'0" x 8'11"))**

A second double bedroom with double built in wardrobes overlooking the rear garden.

**BATHROOM** **(1.76 x 0.82 (5'9" x 2'8"))**

A panelled bath with a Micra electric shower over and shower screen.  With a vanity wash basin, laminate flooring and an extractor fan.

**CLOAKROOM** **(1.76 x 0.82 (5'9" x 2'8"))**

A low level W.C and laminate flooring.

**REAR GARDEN**

A generously sized rear garden featuring a patio area, a brick-built garden shed, and a gravelled section. The space also includes a mature tree and a side gate providing access to the front garden.

**OUTSIDE**

The front of the property has driveway parking, a laid lawn with a mature shrubbery an mature tree border.

AGENTS' NOTES:

EPC RATING: E a copy is available upon request.

SERVICES: We are advised that mains water, electricity and drainage are available. The property is heated by gas fired central heating. Davies White & Perry have not tested any apparatus, equipment, fittings etc or services to this property, so cannot confirm that they are in working order or fit for purpose. A buyer is recommended to obtain confirmation from their surveyor or Solicitor.

COUNCIL TAX: We are advised by the Local Authority, Telford & Wrekin Council, the Property is Band A (currently £1,385.27 for the year 2025/2026).

PROPERTY INFORMATION: We believe this information to be accurate, but it cannot be guaranteed. The fixtures, fittings, appliances and mains services have not been tested. If there is any point which is of particular importance, please obtain professional confirmation. All measurements quoted are approximate. These particulars do not constitute a contract or part of a contract.

AML REGULATIONS: To ensure compliance with the latest Anti Money Laundering Regulations all intending purchasers must produce identification documents prior to the issue of sale confirmation. We may use an online service provider to also confirm your identity. A list of acceptable ID documents is available upon request.

BROADBAND: Up to 1800mbps

Mobile Signal/Coverage Indoors: EE Variable, O2 Limited, Three Variable, Vodafone Variable

Mobile Signal/Coverage Outdoors: EE Good, O2 Good, Three Good, Variable Good 

PARKING: Private driveway 

FLOOD RISK: Rivers & Seas - No risk

COASTAL EROSION RISK: None in this area 

COALFIELD OR MINING AREA: Coal Mining Reporting Area

TENURE: We are advised that the property is Freehold and this will be confirmed by the Vendors Solicitor during the Pre- Contract Enquiries.

METHOD OF SALE: For Sale by Private Treaty.

Ground Rent - £493.52 for year 2025.

TO VIEW THIS PROPERTY: Please contact our Newport Office, 45/47 High Street, Newport, TF10 7AT on   or email us at  

DIRECTIONS: From our offices in Newport High Street, continue onto Upper Bar and turn right onto Wellington Road at the round about take the third exit onto Wellington Road A518.  At the roundabout take the second exit and continue on the A518.  At the next round about take the third exit onto Station Road, turn left onto Primmer Road, the property is on the right hand side and can be identified with a for sale board.

## Property Photos

- ![Photo](/listings/photos/89134929/633224)
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- ![Photo](/listings/photos/89134929/633256)
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- ![Photo](/listings/photos/89134929/633263)

## Floorplans

- ![Floorplan 1](/listings/photos/89134929/633266) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/89134929/633268) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
|  | £73,950 | 01/01/2002 | — |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 2 PRIMMER ROAD, DONNINGTON, TELFORD, WREKIN, TF2 8LD | £210,000 | 02/12/2025 | Semi-detached |
| 11 PRIMMER ROAD, DONNINGTON, TELFORD, WREKIN, TF2 8LD | £245,000 | 06/08/2025 | Semi-detached |
| 71 DUKES VIEW, DONNINGTON, TELFORD, WREKIN, TF2 8DW | £189,000 | 16/12/2022 | Semi-detached |
| 119 HIGHLANDER DRIVE, DONNINGTON, TELFORD, WREKIN, TF2 8JF | £220,000 | 24/11/2022 | Semi-detached |
| [Same street] 40 PRIMMER ROAD, DONNINGTON, TELFORD, WREKIN, TF2 8LA | £200,000 | 09/09/2022 | Semi-detached |
| [Same street] 36 PRIMMER ROAD, DONNINGTON, TELFORD, WREKIN, TF2 8LA | £210,000 | 23/05/2022 | Semi-detached |
| [Same street] 38 PRIMMER ROAD, DONNINGTON, TELFORD, WREKIN, TF2 8LA | £154,800 | 05/11/2021 | Terraced |
| 73 STATION ROAD, DONNINGTON, TELFORD, WREKIN, TF2 8JR | £202,500 | 29/10/2021 | Semi-detached |
| 8 PRIMMER ROAD, DONNINGTON, TELFORD, WREKIN, TF2 8LD | £135,000 | 17/09/2021 | Semi-detached |
| 15 PRIMMER ROAD, DONNINGTON, TELFORD, WREKIN, TF2 8LD | £175,000 | 27/08/2021 | Semi-detached |
| 13 DONNINGTON WAY, DONNINGTON, TELFORD, WREKIN, TF2 8LE | £130,000 | 02/07/2021 | Semi-detached |

**Street average:** £188,267 (3 sales)
**Area average:** £188,313 (8 sales)

## Price vs local average

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

- **Local average:** £206,138 (51 Semi-detached, TF2, 2024–2026)
- **Deviation:** -10.3%

## 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):** £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 |
|------|------|------|------|------|
| 2 Bed End Terrace, Dukes View, TF2 | £995/mo | 2 | 0.09 miles | OpenRent |
| 2 Bed Semi-Detached House, Columbine Way, TF2 | £950/mo | 2 | 0.89 miles | OpenRent |
| 2 Bed Terraced House, Lytham Green, TF2 | £875/mo | 2 | 1.09 miles | OpenRent |
| 2 Bed Flat, Ash Lea Drive, TF2 | £700/mo | 2 | 1.16 miles | OpenRent |

**Average rent: £880/mo (4 listings)**

## 1% Rule

- **Rent ratio:** 0.49% (weak for cashflow)
- **Max investor price (0.8%):** £114,125
- **Target investor price (1%):** £91,300

*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 £913/mo).*

- **Gross yield:** 5.9%
- **Cost-to-rent:** 16.9×
- **Monthly cashflow:** £68/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 1.5%

*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).*

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** 21.3%
- **10y growth:** 68.5%

## House Price Index (HM Land Registry)

*Official index for Telford and Wrekin; Semi-detached series; as of March 2026.*

- **1y growth (index):** 4.4%
- **5y growth (index):** 26.6%
- **10y growth (index):** 63%

## 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)