# Land for sale (TF1 2DP) ## Property Details | Key | Value | |-----|-------| | Address | 195 HOLYHEAD ROAD, TELFORD, WELLINGTON, WREKIN TF1 2DP | | Price | £850,000 | | Construction age | England and Wales: before 1900 | | Floor area | 290 m² | | Last sold | £575,000 Jun 2010 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** C - **Expiry date:** 09/07/2030 - **Current heating cost:** £2,186/year - **Est. upgrade cost to C:** £14,575 ### Recommendations - Internal or external wall insulation (£4,000 - £14,000) - Floor insulation (suspended floor) (£800 - £1,200) - Low energy lighting for all fixed outlets (£75) - Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500) ## Description Discover an outstanding development opportunity in Wellington, Telford, Shropshire. This prime parcel of land, approximately 0.88 acres, comes with the significant advantage of full planning approval (Ref TWC/2025/0156) for six beautifully designed detached dormer bungalows. This represents a superb chance for developers to create a modern, desirable residential scheme in a thriving local community. The approved plans showcase a thoughtful mix of contemporary homes. Four of the proposed properties are three-bedroom detached dormer bungalows, each benefiting from its own garage. The remaining two are also three-bedroom detached dormer bungalows, offering convenient driveway parking. These designs emphasise modern living, promising attractive and functional homes that will appeal to a wide range of buyers seeking quality and style. The site's external potential is immense, offering the canvas for well-landscaped gardens and attractive communal areas, enhancing the overall appeal of the development. The contemporary designs ensure that each property will stand out, providing a fresh and appealing aesthetic that complements the local environment while offering all the benefits of new build construction. Located in Wellington, this development land boasts excellent connectivity and access to a wealth of local amenities. Wellington town centre is just a short distance away, providing residents with a variety of shops, eateries, and essential services. The area is well-served by fantastic road links, making commuting and travel straightforward. This ensures future residents will enjoy both the tranquillity of a residential setting and the convenience of urban living. For more details on this unique opportunity, please contact Mannleys. ## Property Photos - ![Photo](/listings/photos/171012911/43440) - ![Photo](/listings/photos/171012911/43441) - ![Photo](/listings/photos/171012911/43442) - ![Photo](/listings/photos/171012911/43443) - ![Photo](/listings/photos/171012911/43445) - ![Photo](/listings/photos/171012911/43446) - ![Photo](/listings/photos/171012911/43448) - ![Photo](/listings/photos/171012911/43450) - ![Photo](/listings/photos/171012911/43452) - ![Photo](/listings/photos/171012911/43463) - ![Photo](/listings/photos/171012911/298823) - ![Photo](/listings/photos/171012911/298824) - ![Photo](/listings/photos/171012911/298825) - ![Photo](/listings/photos/171012911/298826) - ![Photo](/listings/photos/171012911/298827) - ![Photo](/listings/photos/171012911/298828) - ![Photo](/listings/photos/171012911/298829) - ![Photo](/listings/photos/171012911/298830) - ![Photo](/listings/photos/171012911/298831) - ![Photo](/listings/photos/171012911/298832) - ![Photo](/listings/photos/171012911/298833) - ![Photo](/listings/photos/171012911/311679) - ![Photo](/listings/photos/171012911/311680) - ![Photo](/listings/photos/171012911/311681) - ![Photo](/listings/photos/171012911/311682) - ![Photo](/listings/photos/171012911/311683) - ![Photo](/listings/photos/171012911/311684) - ![Photo](/listings/photos/171012911/311685) ## Floorplans - ![Floor/Site plan 1](/listings/photos/171012911/43464) - Floor/Site plan 1 - ![Floor/Site plan 2](/listings/photos/171012911/43466) - Floor/Site plan 2 - ![Floor/Site plan 3](/listings/photos/171012911/43469) - Floor/Site plan 3 - ![Floor/Site plan 4](/listings/photos/171012911/43472) - Floor/Site plan 4 - ![Floor/Site plan 5](/listings/photos/171012911/43474) - Floor/Site plan 5 - ![Floor/Site plan 6](/listings/photos/171012911/43477) - Floor/Site plan 6 - ![Floor/Site plan 7](/listings/photos/171012911/43480) - Floor/Site plan 7 - ![Floor/Site plan 8](/listings/photos/171012911/43481) - Floor/Site plan 8 - ![Floor/Site plan 9](/listings/photos/171012911/43484) - Floor/Site plan 9 ## FENSA Certificates This property has 1 FENSA certificate(s) on record. ### FENSA Certificate #1292455 - **Address:** 195 Holyhead Road, Wellington, TF1 2DP - **Certificate Issued:** 16/09/2014 - **Work Completed:** 07/07/2003 - **Items:** 2 window(s) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 195 HOLYHEAD ROAD, WELLINGTON, TELFORD, WREKIN, TF1 2DP | £575,000 | 30/06/2010 | 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 | |---------|-------|------|------| | 27 CHERRY TREE CLOSE, WELLINGTON, TELFORD, WREKIN, TF1 2HQ | £575,000 | 31/07/2025 | Other | | 2A NEW CHURCH ROAD, WELLINGTON, TELFORD, WREKIN, TF1 1JH | £193,000 | 19/11/2021 | Other | **Area average:** £384,000 (2 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £1,997,555 (11 Other, TF1, 2024–2026) - **Deviation:** -57.4% ## 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).* ## Rental Comparables *Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.* | Title | Rent | Beds | Distance | As seen on | |------|------|------|------|------| | 1 Bed Flat, Kingshaye Road, TF1 | £675/mo | 1 | 0.27 miles | OpenRent | **Average rent: £675/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.08% (weak for cashflow) - **Max investor price (0.8%):** £84,375 - **Target investor price (1%):** £67,500 *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 £675/mo).* - **Gross yield:** 1% - **Cost-to-rent:** 104.9× - **Monthly cashflow:** £-2,765/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -13.5% *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:** £2,931/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -89.7% - **10y growth:** 141.3% ## 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)