# 1 bedroom maisonette for sale (ST5 3DS) ## Property Details | Key | Value | |-----|-------| | Address | Clayton Lane, Newcastle, ST5 3DS | | Price | £90,000 | | Bedrooms | 1 | | Bathrooms | 1 | | Council tax | A | ## Description Sold with tenants in situ and currently generating £550 per month in rental income, this spacious first-floor maisonette presents an excellent investment opportunity. The property features a generous reception room with a large bay window, creating a bright and welcoming living space, along with a spacious double bedroom offering ample built-in storage. There is a well-presented bathroom with a shower over the bath, and a modern fitted kitchen complete with white goods. The home also benefits from a brand-new heating system, adding further value and efficiency. Externally, the property enjoys a large rear garden with a storage shed and an open outlook, providing attractive outdoor space for tenants to enjoy. A well-maintained property with strong rental appeal, making it an ideal addition to any investment portfolio. **First Floor (Marionette)** - **Entrance Hall** - 1.661 x 3.134 (5'5" x 10'3" ) - **Kitchen** - 3.022 x 2.095 (9'10" x 6'10" ) - **Living Room** - 3.593 x 4.245 (11'9" x 13'11" ) - **Bedroom** - 3.448 x 3.224 (11'3" x 10'6" ) - **Bathroom** - 2.978 x 2.242 (9'9" x 7'4" ) - ## Property Photos - ![b2945149-IMG_9258.jpeg](/listings/photos/174780893/492446) - b2945149-IMG_9258.jpeg - ![446fedb0-IMG_9254.jpeg](/listings/photos/174780893/492447) - 446fedb0-IMG_9254.jpeg - ![f16ce75c-IMG_9251.jpeg](/listings/photos/174780893/492448) - f16ce75c-IMG_9251.jpeg - ![54fd1348-IMG_9249.jpeg](/listings/photos/174780893/492449) - 54fd1348-IMG_9249.jpeg - ![d1748030-IMG_9243.jpeg](/listings/photos/174780893/492450) - d1748030-IMG_9243.jpeg - ![2d65758e-IMG_9245.jpeg](/listings/photos/174780893/492451) - 2d65758e-IMG_9245.jpeg - ![94004dfa-IMG_9257.jpeg](/listings/photos/174780893/492452) - 94004dfa-IMG_9257.jpeg - ![278e861b-IMG_9250.jpeg](/listings/photos/174780893/492453) - 278e861b-IMG_9250.jpeg - ![db65fa84-IMG_9246.jpeg](/listings/photos/174780893/492454) - db65fa84-IMG_9246.jpeg ## Floorplans - ![Floorplan .jpg](/listings/photos/174780893/492455) - Floorplan .jpg ## EPC Graphs - ![EE Rating](/listings/photos/174780893/492456) - EE Rating ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | [Same street] 123 CLAYTON LANE, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 3DS | £210,000 | 24/10/2022 | Semi-detached | | CAMBRIDGE COURT 16 CAMBRIDGE DRIVE, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 3DA | £53,000 | 05/08/2022 | Flat | | [Same street] 123A CLAYTON LANE, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 3DS | £253,000 | 14/04/2022 | Detached | **Street average:** £231,500 (2 sales) **Area average:** £53,000 (1 sale) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £91,379 (21 Flat, ST5, 2024–2026) - **Deviation:** -1.5% ## Rental Range *ONS Price Index of Private Rents (Newcastle-under-Lyme). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £743/mo - **Realistic:** £825/mo - **Optimistic:** £908/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Staffordshire North (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £424/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 | |------|------|------|------|------| | [Gloucester Grange, Newcastle, Staffordshire, ST5](http://87.117.209.195:8080/listings/70a01ce) | £650/mo | 1 | 0.15 miles | Rightmove | | [Gloucester Grange, Newcastle, Staffordshire, ST5](http://87.117.209.195:8080/listings/94bc692) | £650/mo | 1 | 0.15 miles | Rightmove | | [Gloucester Grange, Newcastle, Staffordshire, ST5](http://87.117.209.195:8080/listings/e4799a3) | £650/mo | 1 | 0.15 miles | Rightmove | | [Waveney Court, Waveney Grove, Newcastle Under Lyme, Staffordshire, ST5](http://87.117.209.195:8080/listings/a460fec) | £845/mo | 1 | 0.45 miles | Rightmove | | [Occupation Street, Newcastle, Staffordshire, ST5](http://87.117.209.195:8080/listings/f84092f) | £566/mo | 1 | 1.01 miles | Rightmove | | [Lyme Court, Leech Street, Newcastle Under Lyme, Staffordshire, ST5](http://87.117.209.195:8080/listings/97fa80f) | £711/mo | 1 | 1.02 miles | Rightmove | | [Occupation Street, Newcastle, Staffordshire, ST5](http://87.117.209.195:8080/listings/d00972b) | £541/mo | 1 | 1.04 miles | Rightmove | | [Occupation Street, Newcastle, Staffordshire, ST5](http://87.117.209.195:8080/listings/3b051c9) | £566/mo | 1 | 1.04 miles | Rightmove | | [Grosvenor Road, Newcastle, Staffordshire, ST5](http://87.117.209.195:8080/listings/91068cb) | £650/mo | 1 | 1.17 miles | Rightmove | | [Grosvenor Road, Newcastle, Staffordshire, ST5](http://87.117.209.195:8080/listings/23e28f5) | £695/mo | 1 | 1.17 miles | Rightmove | | [Marsh Box, Newcastle Under Lyme, ST5](http://87.117.209.195:8080/listings/0e30a15) | £850/mo | 1 | 1.36 miles | Rightmove | | [Marsh Box, 2 Marsh Parade, Newcastle under Lyme, Staffordshire, ST5](http://87.117.209.195:8080/listings/e685d2e) | £845/mo | 1 | 1.37 miles | Rightmove | | [Marsh Box, 2 Marsh Parade, Newcastle under Lyme, Staffordshire, ST5](http://87.117.209.195:8080/listings/d9486d3) | £875/mo | 1 | 1.37 miles | Rightmove | | [High St, Newcastle-Under-Lyme, ST5](http://87.117.209.195:8080/listings/df9dcfd) | £600/mo | 1 | 1.42 miles | Rightmove | | [Brunswick Court, Brunswick Street, Newcastle-Under-Lyme, Staffordshire, ST5](http://87.117.209.195:8080/listings/24d680a) | £845/mo | 1 | 1.45 miles | Rightmove | | [Brunswick Mews, 9 Brunswick Street, Newcastle Under Lyme, Staffordshire, ST5](http://87.117.209.195:8080/listings/aabde75) | £895/mo | 1 | 1.46 miles | Rightmove | | [Water Street, Newcastle-Under-Lyme, ST5](http://87.117.209.195:8080/listings/ab5b091) | £550/mo | 1 | 1.46 miles | Rightmove | | [9 Rothesay Court, Rothesay Av, Westlands, ST5 2LX](http://87.117.209.195:8080/listings/8dbfc26) | £210/mo | — | 1.51 miles | Rightmove | | [Northcote House, 15 King Street, Newcastle Under Lyme, Staffordshire, ST5](http://87.117.209.195:8080/listings/66d477b) | £875/mo | 1 | 1.55 miles | Rightmove | | [West Brampton, Newcastle, Staffordshire, ST5](http://87.117.209.195:8080/listings/38cac00) | £595/mo | 1 | 1.63 miles | Rightmove | **Average rent: £645/mo (34 listings)** ## 1% Rule - **Rent ratio:** 0.72% (weak for cashflow) - **Max investor price (0.8%):** £81,250 - **Target investor price (1%):** £65,000 *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 £650/mo).* - **Gross yield:** 8.7% - **Cost-to-rent:** 11.5× - **Monthly cashflow:** £206/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 9.5% *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:** -14% - **10y growth:** 26.8% ## House Price Index (HM Land Registry) *Official index for Newcastle-under-Lyme; Flats and maisonettes series; as of March 2026.* - **1y growth (index):** -2.7% - **5y growth (index):** 6.6% - **10y growth (index):** 38% ## 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)