# 3 bedroom semi-detached house for sale (ST5 2HD) ## Property Details | Key | Value | |-----|-------| | Address | The Grove, Westlands, ST5, ST5 2HD | | Price | £375,000 | | Bedrooms | 3 | | Bathrooms | 2 | | Council tax | E | ## Description Situated at the head of a quiet cul-de-sac in the highly sought-after area of The Westlands, Newcastle-under-Lyme, this attractive traditional property offers a well-proportioned layout combined with character features and modern practicalities. The prime location provides convenient access to local amenities, reputable schools and green open spaces including the Lyme Valley Parkway and The Three Parks Walkway. Upon entry, the reception hall features period detailing including an authentic Minton tiled floor, original 1930s internal doors, picture rails, and decorative stained-glass window paneling. The ground floor layout comprises a front sitting room centered around a cozy wood-burning stove and a feature curved bay window overlooking the front approach. Beyond the traditional entrance area, a substantial single-story extension to the rear creates an expansive open-plan living kitchen and family environment. The kitchen is fitted with wall and base units incorporating integrated SMEG appliances, including an electric oven, gas hob, and extractor hood. The adjoining living and dining area features continuous hard flooring and double doors opening directly to the rear garden, creating a bright and airy atmosphere. Additional ground floor accommodations include a separate dining room, a walk-in pantry, guest cloakroom/WC, and a utility corridor providing internal access to the garage. The large attached garage measures over 20 feet in width and is equipped with an electric car charging point and electric roller door. Situated to the rear of the garage structure is a dedicated home office space, providing an isolated and quiet work environment overlooking the garden. The first floor accommodation comprises three generous double bedrooms, including a main bedroom featuring a curved bay window and original fireplace feature. These bedrooms are served by a principal family bathroom fitted with a modern suite, an additional standalone shower room, and a separate adjoining WC. Externally, the property is set within private grounds featuring an enclosed rear garden that benefits from a sunny Westerly aspect. The garden layout incorporates a central shaped lawn, well-stocked shrub borders, and a raised vegetable bed, all framed by mature trees that ensure a private and peaceful setting. EPC Rating: C ## Property Photos - ![Photo](/listings/photos/92125599/2026275) - ![Photo](/listings/photos/92125599/2026276) - ![Photo](/listings/photos/92125599/2026277) - ![Photo](/listings/photos/92125599/2026278) - ![Photo](/listings/photos/92125599/2026279) - ![Photo](/listings/photos/92125599/2026280) - ![Photo](/listings/photos/92125599/2026281) - ![Photo](/listings/photos/92125599/2026282) - ![Photo](/listings/photos/92125599/2026283) - ![Photo](/listings/photos/92125599/2026284) - ![Photo](/listings/photos/92125599/2026285) - ![Photo](/listings/photos/92125599/2026286) - ![Photo](/listings/photos/92125599/2026287) - ![Photo](/listings/photos/92125599/2026288) - ![Photo](/listings/photos/92125599/2026289) - ![Photo](/listings/photos/92125599/2026290) - ![Photo](/listings/photos/92125599/2026291) - ![Photo](/listings/photos/92125599/2026292) - ![Photo](/listings/photos/92125599/2026293) - ![Photo](/listings/photos/92125599/2026294) - ![Photo](/listings/photos/92125599/2026295) - ![Photo](/listings/photos/92125599/2026296) - ![Photo](/listings/photos/92125599/2026297) - ![Photo](/listings/photos/92125599/2026298) - ![Photo](/listings/photos/92125599/2026299) ## Floorplans - ![All](/listings/photos/92125599/2026300) - All ## EPC Graphs - ![EPC 1](/listings/photos/92125599/2026301) - EPC 1 ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | 49 EARLS DRIVE, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 3QR | £206,000 | 05/08/2025 | Semi-detached | | 91 ABBOTS WAY, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 3QX | £220,000 | 21/02/2025 | Semi-detached | | 2 CHESTER CRESCENT, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 3RU | £370,000 | 05/10/2023 | Semi-detached | | 1 ELEANOR CRESCENT, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 3SB | £422,500 | 29/09/2023 | Semi-detached | | 49 EARLS DRIVE, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 3QR | £147,000 | 25/07/2023 | Semi-detached | | 29 ELEANOR CRESCENT, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 3SB | £306,000 | 21/07/2023 | Semi-detached | | 9 ELEANOR CRESCENT, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 3SB | £305,000 | 14/07/2023 | Semi-detached | | 39 KINGSWAY EAST, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 3PY | £340,000 | 14/07/2023 | Semi-detached | | 35 ELEANOR CRESCENT, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 3SB | £340,000 | 23/06/2023 | Semi-detached | | 49 EARLS DRIVE, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 3QR | £121,800 | 19/05/2023 | Semi-detached | | 39 KINGSWAY EAST, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 3PY | £300,000 | 06/01/2023 | Semi-detached | | 31 CHESTER CRESCENT, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 3RT | £355,000 | 15/12/2022 | Semi-detached | | 81 ABBOTS WAY, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 3QX | £223,000 | 04/11/2022 | Semi-detached | | 56 EARLS DRIVE, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 3QS | £185,000 | 16/09/2022 | Semi-detached | | 29 THE PLAISAUNCE, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 3RY | £320,000 | 28/07/2022 | Semi-detached | | 16 DODDINGTON PLACE, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 3RX | £361,000 | 10/06/2022 | Semi-detached | | 20 KINGSWAY EAST, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 3PZ | £272,500 | 31/05/2022 | Semi-detached | | 23 FRIARS WALK, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 2HA | £320,000 | 07/01/2022 | Semi-detached | | 2 THE CRESCENT, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 3RB | £375,500 | 09/12/2021 | Semi-detached | | 30 THE PLAISAUNCE, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 3RZ | £351,000 | 03/12/2021 | Semi-detached | **Area average:** £292,065 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £200,842 (154 Semi-detached, ST5, 2024–2026) - **Deviation:** +86.7% ## Rental Range *ONS Price Index of Private Rents (Newcastle-under-Lyme). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £744/mo - **Realistic:** £827/mo - **Optimistic:** £910/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Staffordshire North (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 | |------|------|------|------|------| | [Lincoln Avenue, ST5](http://87.117.209.195:8080/listings/7d30437) | £1,200/mo | 3 | 0.34 miles | Rightmove | | [Clayton Road, Newcastle, Staffordshire, ST5](http://87.117.209.195:8080/listings/0a5705e) | £1,100/mo | 3 | 0.42 miles | Rightmove | | [Bunny Hill, Newcastle-Under-Lyme, ST5](http://87.117.209.195:8080/listings/b3c415e) | £1,150/mo | 3 | 0.54 miles | Rightmove | | [Webster Street, Newcastle Under Lyme, ST5](http://87.117.209.195:8080/listings/83732a6) | £900/mo | 3 | 0.56 miles | Rightmove | | [Thistleberry Avenue, The Westlands, Newcastle Under Lyme, Staffordshire, ST5](http://87.117.209.195:8080/listings/b9782ab) | £1,445/mo | 3 | 0.63 miles | Rightmove | | [Stafford Crescent, Clayton, Newcastle, Staffordshire, ST5 3BZ](http://87.117.209.195:8080/listings/38463dc) | £1,025/mo | 3 | 0.65 miles | Rightmove | | [Orme Road, Newcastle, Staffordshire, ST5](http://87.117.209.195:8080/listings/b7111f6) | £850/mo | 3 | 0.68 miles | Rightmove | | [Thistleberry Avenue, Staffordshire, ST5](http://87.117.209.195:8080/listings/d5ce523) | £1,050/mo | 3 | 0.71 miles | Rightmove | | [Coomer Court, Newcastle Under Lyme, Staffordshire, ST5](http://87.117.209.195:8080/listings/9d336ee) | £1,495/mo | 3 | 0.75 miles | Rightmove | | [Brunswick Court, Brunswick Street, ST5](http://87.117.209.195:8080/listings/e79ab92) | £1,495/mo | 3 | 0.86 miles | Rightmove | | [Brunswick Court, Brunswick Street, Newcastle Under Lyme, Staffordshire, ST5](http://87.117.209.195:8080/listings/ce5a4b2) | £1,495/mo | 3 | 0.91 miles | Rightmove | | [Denbigh Close, Clayton, Newcastle ST5 3DL](http://87.117.209.195:8080/listings/4008de5) | £1,250/mo | 3 | 0.91 miles | Rightmove | | [Orme Road, Newcastle, ST5](http://87.117.209.195:8080/listings/ced6280) | £950/mo | 3 | 0.96 miles | Rightmove | | [Sedbergh Close, Newcastle, ST5](http://87.117.209.195:8080/listings/e498261) | £1,600/mo | 3 | 0.97 miles | Rightmove | | [Prospect Terrace, Newcastle, Staffordshire, ST5](http://87.117.209.195:8080/listings/8762975) | £775/mo | 3 | 0.98 miles | Rightmove | | [Rosemary Hill, ST5](http://87.117.209.195:8080/listings/8c68362) | £1,400/mo | 3 | 1.03 miles | Rightmove | | [Enderley Street, Newcastle Under Lyme](http://87.117.209.195:8080/listings/7eec2c9) | £1,050/mo | 3 | 1.04 miles | Rightmove | | [Greylag Gate, Newcastle, Staffordshire, ST5](http://87.117.209.195:8080/listings/7062d4c) | £1,200/mo | 3 | 1.11 miles | Rightmove | | [Waters Edge Close, Newcastle, ST5](http://87.117.209.195:8080/listings/2792c12) | £950/mo | 3 | 1.29 miles | Rightmove | | [Maureen Grove, Newcastle, Staffordshire, ST5](http://87.117.209.195:8080/listings/1f32e58) | £995/mo | 3 | 1.68 miles | Rightmove | **Average rent: £1,090/mo (28 listings)** ## 1% Rule - **Rent ratio:** 0.3% (weak for cashflow) - **Max investor price (0.8%):** £140,625 - **Target investor price (1%):** £112,500 *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 £1,125/mo).* - **Gross yield:** 3.6% - **Cost-to-rent:** 27.8× - **Monthly cashflow:** £-489/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -5.4% *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:** 14.9% - **10y growth:** 30.2% ## House Price Index (HM Land Registry) *Official index for Newcastle-under-Lyme; Semi-detached series; as of May 2026.* - **1y growth (index):** 3.8% - **5y growth (index):** 31.7% - **10y growth (index):** 60.7% ## 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)