# 7 bedroom detached house for sale (TF10 8NF) ## Property Details | Key | Value | |-----|-------| | Address | Wood Farm, Caynton, Newport, TF10 8NF | | Price | £1,750,000 | | Bathrooms | 3 | | Council tax | G | ## Description A distinguished and elegantly proportioned Grade II Listed Georgian residence, offering extensive accommodation combining period charm with modern living space, set within an attractive rural hamlet. **Directions** - What3Words ///regaining.grants.binds From Shrewsbury, take the A5 eastbound towards Telford, joining the A41 for Newport. Continue through Newport and follow signs towards Edgmond and Caynton. Proceed into Old Caynton and, shortly before the bridge, turn right at a small grassy triangle. Continue along the track, where the property is approached via an attractive, rose-lined driveway. **Situation** - Wood Farm enjoys an enviable position in the rural hamlet of Old Caynton, surrounded by unspoilt Shropshire countryside while remaining well connected. Nearby Newport offers a full range of amenities including shops, supermarkets, cafés, restaurants and well-regarded schools, within a historic market town setting and strong community. The area is famed for its rolling landscape, ideal for walking and riding, with wider facilities easily accessible in Telford and the county town of Shrewsbury and convenient road links further afield beyond. **Road** - The A41 and A518 offer routes towards Telford, Stafford and Wolverhampton, connecting with the M54, M6 and motorway network beyond. **Rail** - Mainline railway stations are available at Telford (approx. 7 miles) and Stafford (approx. 13 miles), both providing regular services to Birmingham and London. **Air** - Birmingham Airport is approximately 50 miles from the property, offering a full range of domestic and international flights. **Schooling** - There is a wide range of both public and private schools located locally, including Newport Girls’ High School, Adams’ Grammar School, Shrewsbury School and for further education, Harper Adams University. **Sporting** - The area offers excellent sporting and leisure opportunities, including renowned golf courses, local tennis clubs, fitness centres, and superb walking and riding across the surrounding Shropshire countryside. **Description** - Wood Farm features a handsome Georgian farmhouse forming part of a traditional rural farmstead. Dating from the 18th or early 19th century, it displays classic Georgian symmetry, proportion and practical design. The property retains its period charm while benefiting from sensitive alterations and extensions, undertaken with listed building consent, highlighting its architectural and historic significance. Today, it offers an appealing blend of character and modern living, with further scope for enhancement supported by existing planning permissions, presenting an attractive opportunity for prospective purchasers. The principal house is arranged over three storeys and exemplifies the balanced proportions and understated elegance synonymous with the Georgian period. Impressive ceiling heights, beautifully proportioned rooms and an abundance of natural light combine to create a refined yet highly comfortable living environment, ideally suited to both family life and entertaining. The accommodation has been carefully and sympathetically enhanced, offering a versatile layout with further opportunity for extension. Planning permission has been granted for a single storey extension to part of the stable block, creating substantial additional ancillary accommodation. A welcoming Georgian-style reception hall sets a distinguished tone on arrival. The ground floor provides an excellent range of reception space, including a generous yet inviting sitting room, a dedicated music room and a well-appointed boot/cloakroom, balancing practicality with elegance. Further enhancing the property's appeal is a substantial vaulted cellar and an impressive timber-framed roof space, both offering excellent storage and potential for a variety of future uses, subject to any necessary consents. At the heart of the home lies a superb family kitchen, centred around a traditional Aga, creating a warm and sociable focal point. Adjoining is a useful pantry/utility room. Leading from the kitchen is a superb garden room, featuring extensive glazing and an impressive roof lantern that floods the room with natural light. To the first floor, there are three bedrooms including an impressive principal suite with a large en suite, together with a dressing room and a well-appointed family bathroom serving the remaining bedrooms. The second floor provides a further four bedrooms and a large bathroom, offering excellent flexibility for family living, guest accommodation or home working. **Grounds And Gardens** - The property is set within attractive surroundings characteristic of a traditional Shropshire farmstead, extending to approximately 7 acres and enhancing its rural appeal. The grounds comprise landscaped gardens, amenity land, an arena and potential for a tennis court, subject to any necessary consents. A high degree of privacy is enjoyed, with a peaceful backdrop of open countryside and farmland. Particularly noteworthy is the frontage to the River Meese, together with private fishing and water extraction rights. The river provides a haven for wildlife, including occasional sightings of otters, while this unspoilt setting creates a wonderful sense of tranquillity that perfectly complements the lifestyle offered by the property. **General Remarks** - **Anti-Money Laundering (Aml) Checks** - We are legally obligated to undertake anti-money laundering checks on all property purchasers. Whilst we are responsible for ensuring that these checks, and any ongoing monitoring, are conducted properly; the initial checks will be handled on our behalf by a specialist company, Movebutler, who will reach out to you once your offer has been accepted. The charge for these checks is £30 (including VAT) per purchaser, which covers the necessary data collection and any manual checks or monitoring that may be required. This cost must be paid in advance, directly to Movebutler, before a memorandum of sale can be issued, and is non-refundable. We thank you for your cooperation. **Agents Note** - The property has a holding number, water extracting rights, and fishing rights. **Fixtures And Fittings** - The property will be sold with the standard fixtures, fittings, and any other items specified in the sale agreement. Any personal items or additional furnishings not mentioned will be excluded from the sale. Please check with the agent for clarification on specific items. **Tenure** - We understand that the property is of freehold tenure and vacant possession will be given on completion of the purchase. **Rights Of Way & Easements** - The property will be sold subject to any wayleaves, public or private rights of way, easements and covenants and all outgoings, whether mentioned in these sale particulars or not. **Boundaries, Roads & Fences** - The Purchaser/s shall be deemed to have full knowledge of the boundaries, and neither the Vendor nor the Agents will be responsible for defining ownership of the boundary fences or hedges. **Services** - We understand the property benefits from mains electricity, oil fired central heating with private water supply and private drainage. There is also a mains water connection which can be turned on and off. None of these services have been tested by Halls. **Council Tax** - The property is in Council Tax band 'G' on the Shropshire Council Register. **Viewings** - By appointment through Halls, 2 Barker Street, Shrewsbury, SY1 1QJ. ## Property Photos - ![1.jpg](/listings/photos/93022881/2311633) - 1.jpg - ![3.jpg](/listings/photos/93022881/2311637) - 3.jpg - ![4.jpg](/listings/photos/93022881/2311640) - 4.jpg - ![5.jpg](/listings/photos/93022881/2311646) - 5.jpg - ![6.jpg](/listings/photos/93022881/2311652) - 6.jpg - ![7.jpg](/listings/photos/93022881/2311657) - 7.jpg - ![8.jpg](/listings/photos/93022881/2311663) - 8.jpg - ![9.jpg](/listings/photos/93022881/2311668) - 9.jpg - ![10.jpg](/listings/photos/93022881/2311673) - 10.jpg - ![11.jpg](/listings/photos/93022881/2311678) - 11.jpg - ![12.jpg](/listings/photos/93022881/2311683) - 12.jpg - ![13.jpg](/listings/photos/93022881/2311687) - 13.jpg - ![14.jpg](/listings/photos/93022881/2311692) - 14.jpg - ![15.jpg](/listings/photos/93022881/2311697) - 15.jpg - ![16.jpg](/listings/photos/93022881/2311705) - 16.jpg - ![17.jpg](/listings/photos/93022881/2311709) - 17.jpg - ![18.jpg](/listings/photos/93022881/2311714) - 18.jpg - ![20.jpg](/listings/photos/93022881/2311718) - 20.jpg - ![i1.jpg](/listings/photos/93022881/2311723) - i1.jpg - ![i2.jpg](/listings/photos/93022881/2311725) - i2.jpg - ![i3.jpg](/listings/photos/93022881/2311730) - i3.jpg - ![i6.jpg](/listings/photos/93022881/2311734) - i6.jpg - ![i7.jpg](/listings/photos/93022881/2311738) - i7.jpg - ![i4.jpg](/listings/photos/93022881/2311740) - i4.jpg - ![i5.jpg](/listings/photos/93022881/2311742) - i5.jpg - ![i8.jpg](/listings/photos/93022881/2311744) - i8.jpg - ![i9.jpg](/listings/photos/93022881/2311745) - i9.jpg - ![i11.jpg](/listings/photos/93022881/2311747) - i11.jpg - ![i10.jpg](/listings/photos/93022881/2311748) - i10.jpg - ![i12.jpg](/listings/photos/93022881/2311749) - i12.jpg - ![i13.jpg](/listings/photos/93022881/2311750) - i13.jpg - ![i14.jpg](/listings/photos/93022881/2311751) - i14.jpg - ![i15.jpg](/listings/photos/93022881/2311752) - i15.jpg ## Floorplans - ![Wood Farm Caynton, Newport.jpg](/listings/photos/93022881/2311753) - Wood Farm Caynton, Newport.jpg ## EPC Graphs - ![EE Rating](/listings/photos/93022881/2311755) - 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 | |---------|-------|------|------| | 1 CHETWYND ROAD, EDGMOND, NEWPORT, WREKIN, TF10 8HJ | £365,000 | 18/12/2025 | Detached | | 5 SWANMERE, NEWPORT, WREKIN, TF10 8QB | £375,000 | 31/10/2025 | Detached | | 49 BEECHFIELDS WAY, NEWPORT, WREKIN, TF10 8QA | £405,000 | 09/10/2025 | Detached | | THE COTTAGE SUMMERHILL NEWPORT ROAD, EDGMOND, NEWPORT, WREKIN, TF10 8HD | £299,999 | 14/05/2025 | Detached | | WYCHWOOD PICKSTOCK GRANGE, PICKSTOCK, NEWPORT, WREKIN, TF10 8DP | £340,000 | 31/03/2025 | Detached | | AQUAVIEW, SUTTON, NEWPORT, STAFFORD, STAFFORDSHIRE, TF10 8DD | £314,995 | 07/02/2025 | Detached | | 7 FORTON GLADE, NEWPORT, WREKIN, TF10 8BP | £660,000 | 04/11/2024 | Detached | | 2 DOWNFIELDS, NEWPORT, WREKIN, TF10 8QH | £530,000 | 12/12/2023 | Detached | | LAVENDER BANK BARN WESTON JONES LANE, WESTON JONES, NEWPORT, STAFFORD, STAFFORDSHIRE, TF10 8ED | £600,000 | 05/12/2023 | Detached | | 2 MIDDLETON GROVE, TIBBERTON, NEWPORT, WREKIN, TF10 8FF | £600,000 | 29/11/2023 | Detached | | 1 CHETWYND ROAD, EDGMOND, NEWPORT, WREKIN, TF10 8HJ | £423,000 | 28/11/2023 | Detached | | 4 BILLING CLOSE, TIBBERTON, NEWPORT, WREKIN, TF10 8PZ | £393,000 | 17/11/2023 | Detached | | 24 CANAL CLOSE, NEWPORT, WREKIN, TF10 8FD | £295,000 | 08/11/2023 | Detached | | 5 KINGFISHER CLOSE, NEWPORT, WREKIN, TF10 8QD | £405,000 | 01/11/2023 | Detached | | WHITLEYFORD FARM COTTAGE SHAY LANE, SUTTON, NEWPORT, STAFFORD, STAFFORDSHIRE, TF10 8DL | £250,000 | 12/10/2023 | Detached | | MERETOWN COTTAGE, MERETOWN, NEWPORT, STAFFORD, STAFFORDSHIRE, TF10 8BX | £410,000 | 29/09/2023 | Detached | | BANQUETING STABLES, FLASHBROOK, NEWPORT, STAFFORD, STAFFORDSHIRE, TF10 8DY | £310,000 | 21/09/2023 | Detached | | 7 KINGFISHER CLOSE, NEWPORT, WREKIN, TF10 8QD | £386,000 | 08/09/2023 | Detached | | 1 KILVERT CLOSE, EDGMOND, NEWPORT, WREKIN, TF10 8LH | £320,000 | 14/07/2023 | Detached | | 2 OLD TENNIS COURTS, TIBBERTON, NEWPORT, WREKIN, TF10 8NU | £297,000 | 07/07/2023 | Detached | **Area average:** £398,950 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £420,654 (33 Detached, TF10, 2024–2026) - **Deviation:** +316% ## Rental Range *ONS Price Index of Private Rents (Telford and Wrekin). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £775/mo - **Realistic:** £861/mo - **Optimistic:** £947/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Shropshire (Apr 2025 – Mar 2026).* ## 1% Rule - **Rent ratio:** 0.05% (weak for cashflow) - **Max investor price (0.8%):** £107,625 - **Target investor price (1%):** £86,100 *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 Area rent estimate.* ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 14.5% - **10y growth:** 22.8% ## House Price Index (HM Land Registry) *Official index for Telford and Wrekin; Detached series; as of June 2026.* - **1y growth (index):** 0.4% - **5y growth (index):** 17.3% - **10y growth (index):** 51.3% ## 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)