# 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)