For sale Semi-detached

15 PROCTOR AVENUE

TELFORD, LAWLEY, WREKIN TF4 2SZ

3 beds 764 sq ft Listed 6 May 2026 (-49d)

£285,000

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# 3 bedroom semi-detached house for sale (TF4 2SZ)

## Property Details

| Key | Value |
|-----|-------|
| Address | 15 PROCTOR AVENUE, TELFORD, LAWLEY, WREKIN TF4 2SZ |
| Price | £285,000 |
| Bedrooms | 3 |
| Council tax | TBC |
| Floor area | 71 m² |
| Last sold | £195,000 Dec 2021 |

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** A
- **Expiry date:** 14/03/2028
- **Current heating cost:** £282/year
- **Est. upgrade cost to C:** £11,500

### Recommendations
- Solar water heating (£4,000 - £6,000)
- Solar photovoltaic panels, 2.5 kWp (£5,000 - £8,000)

## Description

**Plot 174 | The Easedale | Hayford Grange **

The Easedale is a perfect three-bedroom home for couples or young families. The entrance hallway opens into a bright and airy living room with French doors leading to the garden. A convenient guest cloakroom is located before the spacious kitchen/dining room.

Upstairs, the landing leads to the main bedroom with an en-suite shower room, a well-proportioned double bedroom, a main bathroom, and an additional bedroom.Tenure: Freehold

Estate management fee: £243

Estate management company: TBC

Council Tax Band: TBC - Council Tax Band will be confirmed by the local authority on completion of the property

EPC rating: TBC

Warranty provider: NHBC

Document signing fee: £120

First Time Buyer Stamp Duty Land : Estimated amount may apply depending on buyer circumstances. Please check with your solicitor or current government guidance.

Second Time Buyer Stamp Duty Land Tax : £4,250. Estimated amount may apply depending on buyer circumstances. Please check with your solicitor or current government guidance.

**Room Dimensions**

**Ground Floor**

Kitchen Dining - 5.10m x 2.95m, 16'9" x 9'8"Lounge - 5.10m x 3.02m, 16'9" x 9'11"**First Floor**

Bed 1 - 3.83m x 3.08m, 12'7" x 10'1"Bed 2 - 2.95m x 2.86m, 9'8" x 9'5"Bed 3 - 2.95m x 2.15m, 9'8" x 7'1"

## Property Photos

- ![Artist impression of the Easedale at Hayford Grange](/listings/photos/88096620/716980) - Artist impression of the Easedale at Hayford Grange
- ![An open plan kitchen dining area is ideal for socialising](/listings/photos/88096620/716981) - An open plan kitchen dining area is ideal for socialising
- ![A bright and airy space with French doors to the rear garden](/listings/photos/88096620/716982) - A bright and airy space with French doors to the rear garden
- ![Handy cloakroom for guests to use](/listings/photos/88096620/716983) - Handy cloakroom for guests to use
- ![Bedroom one is spacious and tranquil](/listings/photos/88096620/716985) - Bedroom one is spacious and tranquil
- ![En suite shower room to the main bedroom](/listings/photos/88096620/716987) - En suite shower room to the main bedroom
- ![Bedroom two is a welcome retreat for guests](/listings/photos/88096620/716991) - Bedroom two is a welcome retreat for guests
- ![A clean and tidy space to relax](/listings/photos/88096620/716993) - A clean and tidy space to relax
- ![Maximise the space in bedroom three for your little ones](/listings/photos/88096620/716995) - Maximise the space in bedroom three for your little ones

## Floorplans

- ![Ground Floor](/listings/photos/88096620/716997) - Ground Floor
- ![First Floor](/listings/photos/88096620/716998) - First Floor

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 15 PROCTOR AVENUE, LAWLEY, TELFORD, WREKIN, TF4 2SZ | £195,000 | 17/12/2021 | Semi-detached |
| 15 PROCTOR AVENUE, LAWLEY, TELFORD, WREKIN, TF4 2SZ | £164,950 | 27/04/2018 | 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 |
|---------|-------|------|------|
| 24 FARRIERS GREEN, LAWLEY BANK, TELFORD, WREKIN, TF4 2LL | £145,000 | 14/01/2026 | Semi-detached |
| 8 DUTIMOORS DRIVE, LAWLEY, TELFORD, WREKIN, TF4 2SW | £195,000 | 19/12/2025 | Semi-detached |
| [Same street] 17 PROCTOR AVENUE, LAWLEY, TELFORD, WREKIN, TF4 2SZ | £315,000 | 28/11/2025 | Detached |
| 6 DIMPSON CRESCENT, LAWLEY, TELFORD, WREKIN, TF4 2TF | £235,000 | 21/08/2025 | Semi-detached |
| 33 DARRALL ROAD, LAWLEY VILLAGE, TELFORD, WREKIN, TF4 2GF | £261,500 | 30/06/2025 | Semi-detached |
| 11 BARN FOLD, LAWLEY, TELFORD, WREKIN, TF4 2SX | £232,500 | 23/06/2025 | Semi-detached |
| 1 PALIN GROVE, LAWLEY, TELFORD, WREKIN, TF4 2TD | £240,000 | 13/03/2025 | Semi-detached |
| 6 BAILEY GROVE, LAWLEY VILLAGE, TELFORD, WREKIN, TF4 2GG | £225,000 | 30/01/2025 | Semi-detached |
| 8 DUTIMOORS DRIVE, LAWLEY, TELFORD, WREKIN, TF4 2SW | £192,000 | 30/09/2024 | Semi-detached |
| 1 LINETON CLOSE, LAWLEY VILLAGE, TELFORD, WREKIN, TF4 2SH | £215,000 | 28/11/2023 | Semi-detached |
| 12 SMITHY WAY, LAWLEY VILLAGE, TELFORD, WREKIN, TF4 2GE | £203,350 | 24/11/2023 | Semi-detached |
| 4 DUTIMOORS DRIVE, LAWLEY, TELFORD, WREKIN, TF4 2SW | £238,000 | 01/11/2023 | Semi-detached |
| 29 MONASTERY CLOSE, LAWLEY VILLAGE, TELFORD, WREKIN, TF4 2GP | £48,000 | 29/09/2023 | Semi-detached |
| 9 BRYCE WAY, LAWLEY, TELFORD, WREKIN, TF4 2TB | £186,000 | 07/08/2023 | Semi-detached |
| 4 DUTIMOORS DRIVE, LAWLEY, TELFORD, WREKIN, TF4 2SW | £242,000 | 04/08/2023 | Semi-detached |
| 29 DUTIMOORS DRIVE, LAWLEY, TELFORD, WREKIN, TF4 2SW | £185,000 | 24/07/2023 | Semi-detached |
| 12 THE CLOISTERS, LAWLEY VILLAGE, TELFORD, WREKIN, TF4 2GH | £225,000 | 30/06/2023 | Semi-detached |
| 8 DUTIMOORS DRIVE, LAWLEY, TELFORD, WREKIN, TF4 2SW | £198,000 | 28/04/2023 | Semi-detached |
| 57 DARRALL ROAD, LAWLEY VILLAGE, TELFORD, WREKIN, TF4 2GF | £250,000 | 15/12/2022 | Semi-detached |
| 20 PEREGRINE DRIVE, LAWLEY VILLAGE, TELFORD, WREKIN, TF4 2SJ | £257,500 | 09/11/2022 | Semi-detached |
| 19 FARRIERS GREEN, LAWLEY BANK, TELFORD, WREKIN, TF4 2LL | £193,000 | 14/10/2022 | Semi-detached |
| [Same street] 31 PROCTOR AVENUE, LAWLEY, TELFORD, WREKIN, TF4 2SZ | £225,000 | 17/06/2022 | Semi-detached |

**Street average:** £270,000 (2 sales)
**Area average:** £208,343 (20 sales)

## Price vs local average

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

- **Local average:** £211,623 (43 Semi-detached, TF4, 2024–2026)
- **Deviation:** +34.7%

## Rental Range

*ONS Price Index of Private Rents (Telford and Wrekin). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £770/mo
- **Realistic:** £856/mo
- **Optimistic:** £942/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Shropshire (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £723/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, New Meadow Road, TF4 | £1,200/mo | 3 | 1.14 miles | OpenRent |

**Average rent: £1,200/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.42% (weak for cashflow)
- **Max investor price (0.8%):** £150,000
- **Target investor price (1%):** £120,000

*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 £1,200/mo).*

- **Gross yield:** 5.1%
- **Cost-to-rent:** 19.8×
- **Monthly cashflow:** £-67/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -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).*

## Price per Square Metre

- **£/m²:** £4,014/m²

## Capital growth trend

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

- **5y growth:** 16.7%
- **10y growth:** 39.9%

## 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)

Artist impression of the Easedale at Hayford Grange An open plan kitchen dining area is ideal for socialising A bright and airy space with French doors to the rear garden Handy cloakroom for guests to use Bedroom one is spacious and tranquil En suite shower room to the main bedroom Bedroom two is a welcome retreat for guests A clean and tidy space to relax Maximise the space in bedroom three for your little ones

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Property details

Tenure

FREEHOLD

Floor area

71 m²

Council tax band

TBC

EPC rating

Last sold

£195,000 Dec 2021

Price per m²

£4,014/m²

Local average

£211,623 (+34.7%)

Street crime

100 incidents within 1 mile (Apr 2026)

Key features

Prime corner plot location with large garden
Modern open plan kitchen diner area
Charming traditional double-fronted design
Dual aspect lounge with French doors
Ground floor guest cloakroom for convenience
Private en-suite shower room to main bedroom
Flexible third bedroom ideal as nursery or study
Dedicated driveway parking for two cars
Energy efficient home featuring solar PV panels and EV charging
Move in for winter 2026*

Additional details

Parking: Yes
Garden: Yes

Description

Plot 174 | The Easedale | Hayford Grange
The Easedale is a perfect three-bedroom home for couples or young families. The entrance hallway opens into a bright and airy living room with French doors leading to the garden. A convenient guest cloakroom is located before the spacious kitchen/dining room.

Upstairs, the landing leads to the main bedroom with an en-suite shower room, a well-proportioned double bedroom, a main bathroom, and an additional bedroom.Tenure: Freehold
Estate management fee: £243
Estate management company: TBC
Council Tax Band: TBC - Council Tax Band will be confirmed by the local authority on completion of the property
EPC rating: TBC
Warranty provider: NHBC
Document signing fee: £120
First Time Buyer Stamp Duty Land : Estimated amount may apply depending on buyer circumstances. Please check with your solicitor or current government guidance.
Second Time Buyer Stamp Duty Land Tax : £4,250. Estimated amount may apply depending on buyer circumstances. Please check with your solicitor or current government guidance.
Room Dimensions

Ground Floor
Kitchen Dining - 5.10m x 2.95m, 16'9" x 9'8"Lounge - 5.10m x 3.02m, 16'9" x 9'11"First Floor
Bed 1 - 3.83m x 3.08m, 12'7" x 10'1"Bed 2 - 2.95m x 2.86m, 9'8" x 9'5"Bed 3 - 2.95m x 2.15m, 9'8" x 7'1"

Listed by

Hayford Grange

Taylor Wimpey

Reference: 88096620

EPC Rating & Upgrade Cost

Current rating: B

Potential rating: A

Inspection date: 15/03/2018

Expiry date: 14/03/2028

Current heating cost: £282/year

Potential heating cost: £309/year

Est. upgrade cost to C: £11,500

Recommendations

Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£5,000 - £8,000)

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Ground Floor

First Floor

Price history

18% since 2018

Event	Date	Price	% change
Listed for sale	—	£285,000	+46.2%
Sold	17/12/2021 (4 years ago)	£195,000	+18.2%
Sold	27/04/2018 (8 years ago)	£164,950	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

Same street and nearby sales within 0.25 miles (last 5 years). Data from Land Registry Price Paid.

Address	Price	Date	Type
24 FARRIERS GREEN, LAWLEY BANK, TELFORD, WREKIN, TF4 2LL	£145,000	14/01/2026	Semi-detached
8 DUTIMOORS DRIVE, LAWLEY, TELFORD, WREKIN, TF4 2SW	£195,000	19/12/2025	Semi-detached
Same street 17 PROCTOR AVENUE, LAWLEY, TELFORD, WREKIN, TF4 2SZ	£315,000	28/11/2025	Detached
6 DIMPSON CRESCENT, LAWLEY, TELFORD, WREKIN, TF4 2TF	£235,000	21/08/2025	Semi-detached
33 DARRALL ROAD, LAWLEY VILLAGE, TELFORD, WREKIN, TF4 2GF	£261,500	30/06/2025	Semi-detached
11 BARN FOLD, LAWLEY, TELFORD, WREKIN, TF4 2SX	£232,500	23/06/2025	Semi-detached
1 PALIN GROVE, LAWLEY, TELFORD, WREKIN, TF4 2TD	£240,000	13/03/2025	Semi-detached
6 BAILEY GROVE, LAWLEY VILLAGE, TELFORD, WREKIN, TF4 2GG	£225,000	30/01/2025	Semi-detached
8 DUTIMOORS DRIVE, LAWLEY, TELFORD, WREKIN, TF4 2SW	£192,000	30/09/2024	Semi-detached
1 LINETON CLOSE, LAWLEY VILLAGE, TELFORD, WREKIN, TF4 2SH	£215,000	28/11/2023	Semi-detached
12 SMITHY WAY, LAWLEY VILLAGE, TELFORD, WREKIN, TF4 2GE	£203,350	24/11/2023	Semi-detached
4 DUTIMOORS DRIVE, LAWLEY, TELFORD, WREKIN, TF4 2SW	£238,000	01/11/2023	Semi-detached
29 MONASTERY CLOSE, LAWLEY VILLAGE, TELFORD, WREKIN, TF4 2GP	£48,000	29/09/2023	Semi-detached
9 BRYCE WAY, LAWLEY, TELFORD, WREKIN, TF4 2TB	£186,000	07/08/2023	Semi-detached
4 DUTIMOORS DRIVE, LAWLEY, TELFORD, WREKIN, TF4 2SW	£242,000	04/08/2023	Semi-detached
29 DUTIMOORS DRIVE, LAWLEY, TELFORD, WREKIN, TF4 2SW	£185,000	24/07/2023	Semi-detached
12 THE CLOISTERS, LAWLEY VILLAGE, TELFORD, WREKIN, TF4 2GH	£225,000	30/06/2023	Semi-detached
8 DUTIMOORS DRIVE, LAWLEY, TELFORD, WREKIN, TF4 2SW	£198,000	28/04/2023	Semi-detached
57 DARRALL ROAD, LAWLEY VILLAGE, TELFORD, WREKIN, TF4 2GF	£250,000	15/12/2022	Semi-detached
20 PEREGRINE DRIVE, LAWLEY VILLAGE, TELFORD, WREKIN, TF4 2SJ	£257,500	09/11/2022	Semi-detached
19 FARRIERS GREEN, LAWLEY BANK, TELFORD, WREKIN, TF4 2LL	£193,000	14/10/2022	Semi-detached
Same street 31 PROCTOR AVENUE, LAWLEY, TELFORD, WREKIN, TF4 2SZ	£225,000	17/06/2022	Semi-detached

Street average: £270,000 (2 sales)

Area average: £208,343 (20 sales)

Capital growth trend

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

5y growth 16.7%

10y growth 39.9%

House Price Index (HM Land Registry — official index, not sold-price averages): Telford and Wrekin. Series: Semi-detached. As of March 2026.

1y (index) 4.4%

5y (index) 26.6%

10y (index) 63%

Rental Range

Estimated market rent for Telford and Wrekin. Low = conservative, Realistic = average, Optimistic = best case.

Low £770/mo

Realistic £856/mo

Optimistic £942/mo

Based on Local Authority from postcode lookup → Telford and Wrekin.

LHA (30th percentile) floor for Shropshire: £723/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View TF4 2SZ

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Train station	Lawley Village	0.1 miles
Bus stop	Bartholomew Road	0.3 miles
Shop	Unknown	0.4 miles
Bus stop	Unknown	0.4 miles
Shop	Bargain Booze	0.4 miles
Train station	Spring Village	0.6 miles
University	Unknown	1.7 miles
University	University Of Wolverhampton (Shropshire Campus) (Business School)	2.5 miles
Hospital	Paul Brown Building	3.0 miles
Hospital	Discharge Lounge	3.0 miles

Street-level crime

Category	Count
Violence and sexual offences	68
Criminal damage and arson	5
Public order	5
Shoplifting	5
Drugs	4
Other theft	4
Vehicle crime	4
Burglary	2
Possession of weapons	2
Bicycle theft	1
Total incidents	100

Within 1 mile during Apr 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Lawley Village Academy	Primary	0.2 miles	Good — 19 Jun 2018
Ladygrove Primary School	Primary	0.5 miles	Good — 1 Feb 2016
Lawley Primary School	Primary	0.5 miles	Good — 10 Oct 2023
Dawley Church of England Primary Academy	Primary	0.7 miles	Good — 20 Jul 2023
The Seeds School	Other	0.8 miles	Good — 5 Oct 2023

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, New Meadow Road, TF4	£1,200/mo	3	1.14 miles	OpenRent

Average rent: £1,200/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.42%

Max investor price (0.8%) £150,000

Target investor price (1%) £120,000

Gross yield 5.1%

Cost-to-rent ratio 19.8×

Monthly cashflow £-67/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -1%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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).