# 2 bedroom flat for sale (TF3 2LB) ## Property Details | Key | Value | |-----|-------| | Address | 42 BOULTON GRANGE, TELFORD, TELFORD, WREKIN TF3 2LB | | Price | £87,220 | | Bedrooms | 2 | | Bathrooms | 1 | | Council tax | A | | Construction age | England and Wales: 1967-1975 | | Floor area | 63 m² | | Last sold | £85,000 Jul 2007 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** C - **Expiry date:** 04/06/2036 - **Current heating cost:** £684/year - **Est. upgrade cost to C:** £1,200 ### Recommendations - B (£900 - £1,500) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/6300-3251-0622-1607-3663) ## Description **Boulton Grange, Randlay** Situated on the second floor of the popular Boulton Grange development in the sought-after area of Randlay, this well-presented two-bedroom apartment offers spacious and practical accommodation, ideal for first-time buyers, downsizers, or investors. Conveniently located close to a range of local amenities, shops, schools, and everyday conveniences, the property also benefits from resident parking and excellent access to nearby transport links. The accommodation is accessed via a communal staircase (please note there is no lift within the building) and briefly comprises an entrance hallway with useful storage cupboards, a generous living room with direct access to a sizable private balcony, providing an excellent outdoor space for relaxing or entertaining. The separate fitted kitchen offers ample worktop and storage space. There are two well-proportioned bedrooms, including a spacious principal bedroom, alongside a second bedroom which could also serve as a home office or guest room. The accommodation is completed by a family bathroom. Externally, residents benefit from access to a communal residents' car park providing convenient off-road parking. Randlay is a popular residential location offering easy access to local shops, schools, healthcare facilities, and leisure amenities, whilst Telford Town Centre, Southwater, and Telford Central railway station are all within easy reach. Leasehold / Council Tax Band A / EPC C Lease Term: 125 years from 1st April 1989 - 87 years remaining Property managed by Property Ltd - £66 pcm maintenance fee and £10 per annum ground rent as advised by the vendor. AML Regulations: We are required by law to conduct anti-money laundering checks on all those buying a property, to comply with HMRC legislation and prevent criminal activity. These legally mandated checks are carried out by our partner Lifetime Legal, for which there is a nominal charge of £60 (including VAT), which you pay directly to them and covers the cost of obtaining relevant data and any manual checks and monitoring which might be required. This fee will need to be paid by you in advance, ahead of us issuing a memorandum of sale, directly to Lifetime Legal, and is non-refundable. EPC rating: C. Tenure: Leasehold, ## Property Photos - ![Photo](/listings/photos/89351841/1092559) - ![Photo](/listings/photos/89351841/1092562) - ![Photo](/listings/photos/89351841/1092566) - ![Photo](/listings/photos/89351841/1092568) - ![Photo](/listings/photos/89351841/1092570) - ![Photo](/listings/photos/89351841/1092573) - ![Photo](/listings/photos/89351841/1092575) - ![Photo](/listings/photos/89351841/1092577) - ![Photo](/listings/photos/89351841/1092579) - ![Photo](/listings/photos/89351841/1092581) - ![Photo](/listings/photos/89351841/1092583) - ![Photo](/listings/photos/89351841/1092585) - ![Photo](/listings/photos/89351841/1092587) - ![Photo](/listings/photos/89351841/1092589) - ![Photo](/listings/photos/89351841/1092592) ## Floorplans - ![Floorplan](/listings/photos/89351841/1092594) - Floorplan ## EPC Graphs - ![EPC Certificate](/listings/photos/89351841/1092596) - EPC Certificate ## FENSA Certificates This property has 1 FENSA certificate(s) on record. ### FENSA Certificate #5310994 - **Address:** 42 Boulton Grange, TELFORD, TF3 2LB - **Certificate Issued:** 07/01/2008 - **Work Completed:** 27/11/2007 - **Items:** 2 window(s) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 42 BOULTON GRANGE, TELFORD, WREKIN, TF3 2LB | £85,000 | 18/07/2007 | Flat | | 42 BOULTON GRANGE, TELFORD, WREKIN, TF3 2LB | £80,000 | 02/01/2007 | Flat | | 42 BOULTON GRANGE, TELFORD, WREKIN, TF3 2LB | £66,200 | 21/07/2004 | Flat | | 42 BOULTON GRANGE, TELFORD, WREKIN, TF3 2LB | £26,500 | 11/05/2001 | Flat | ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | 9 BOULTON GRANGE, TELFORD, WREKIN, TF3 2LA | £90,000 | 14/07/2022 | Flat | | [Same street] 51 BOULTON GRANGE, TELFORD, WREKIN, TF3 2LB | £63,000 | 18/03/2022 | Flat | **Street average:** £63,000 (1 sale) **Area average:** £90,000 (1 sale) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £78,500 (6 Flat, TF3, 2024–2026) - **Deviation:** +11.1% ## 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):** £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 Bungalow, Spout Way, TF3 | £850/mo | 2 | 0.7 miles | OpenRent | **Average rent: £850/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.97% (okay) - **Max investor price (0.8%):** £106,250 - **Target investor price (1%):** £85,000 *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 £850/mo).* - **Gross yield:** 11.7% - **Cost-to-rent:** 8.6× - **Monthly cashflow:** £397/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 18.8% *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:** £1,384/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 57.8% - **10y growth:** 71.9% ## House Price Index (HM Land Registry) *Official index for Telford and Wrekin; Flats and maisonettes series; as of April 2026.* - **1y growth (index):** -3% - **5y growth (index):** 7.5% - **10y growth (index):** 32.4% ## 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)