# 7 bedroom serviced apartment for sale (TF2 8BB) ## Property Details | Key | Value | |-----|-------| | Address | 1 WINIFREDS DRIVE, TELFORD, DONNINGTON, WREKIN TF2 8BB | | Price | £400,000 | | Council tax | A | | Last sold | £210,000 Aug 2006 | ## Description A Freehold investment opportunity to purchase what was a former care home, which has been converted into two 1 bedroom apartments and five studio apartments. The portfolio has an income of approximately £5,169 per month (£62,028 per annum) - this income can vary due to there being a mix of tenancies, some are used as emergency accommodation for the local authority, private tenants and Airbnb. Flat 1 1st Floor 32m2 EPC: D Flat 2 1st Floor 36m2 EPC: D Studio 1 Ground Floor 25m2 EPC: E Studio 2 Ground Floor 25m2 EPC: E Studio 3 Ground Floor 23m2 EPC: E Studio 4 Ground Floor 35m2 EPC: E Studio 5 Ground Floor 20m2 EPC: E For council tax purposes each of the apartments attracts the lowest council tax rating band A. Outside: To the front there is a residents parking area. Situation: Donnington has various amenities including an Asda Superstore and various other shops. Telford town centre has a wide range of recreational and shopping facilities, including the Telford Town Park, Southwater development, and good transportation links via the M54 motorway and the town’s central railway station IMPORTANT: This property is for sale by the Modern Method of Auction, meaning the buyer and seller are to Complete within 56 days (the "Reservation Period"). Interested parties personal data will be shared with the Auctioneer (iamsold). If considering buying with a mortgage, inspect and consider the property carefully with your lender before bidding. A Buyer Information Pack is provided. The winning bidder will pay £349.00 including VAT for this pack which you must view before bidding. The buyer signs a Reservation Agreement and makes payment of a non-refundable Reservation Fee of 4.80% of the purchase price including VAT, subject to a minimum of £6,600.00 including VAT. This is paid to reserve the property to the buyer during the Reservation Period and is paid in addition to the purchase price. This is considered within calculations for Stamp Duty Land Tax. Services may be recommended by the Agent or Auctioneer in which they will receive payment from the service provider if the service is taken. Payment varies but will be no more than £450.00. These services are optional. We are required by law to conduct anti-money laundering checks on all those selling or buying a property. Whilst we retain responsibility for ensuring checks and any ongoing monitoring are carried out correctly, the initial checks are carried out on our behalf by Lifetime Legal who will contact you once you have agreed to instruct us in your sale or had an offer accepted on a property you wish to buy. The cost of these checks is £52 (incl. VAT) for a purchase and £48 (Inc VAT) for a sale. These costs which 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 of us publishing your property (in the case of a vendor) or issuing a memorandum of sale (in the case of a buyer), directly to Lifetime Legal, and is non-refundable.” We do not receive any of the fee taken by Lifetime Legal for its role in the provision of these checks. We will also require confirmation of where the funding is coming from such as a bank statement with funding for deposit or purchase price and if mortgage finance is required a mortgage agreement in principle from your chosen lender. Important We take every care in preparing our sales details. They are carefully checked, however we do not guarantee appliances, alarms, electrical fittings, plumbing, showers, etc. Photographs are a guide and do not represent items included in the sale. Room sizes are approximate. Do not use them to buy carpets or furniture. Floor plans are for guidance only and not to scale. We cannot verify the tenure as we do not have access to the legal title. We cannot guarantee boundaries, rights of way or compliance with local authority planning or building regulation control. You must take advice of your legal representative. Reference to adjoining land uses, i.e. farmland, open fields, etc does not guarantee the continued use in the future. You must make local enquiries and searches. We currently work with a number of recommended conveyancing partners and we currently receive a referral fee of up to £300 for each transaction. ## Property Photos - ![Photo 23](/listings/photos/173855930/104277) - Photo 23 - ![Photo 8](/listings/photos/173855930/104278) - Photo 8 - ![Photo 9](/listings/photos/173855930/104279) - Photo 9 - ![Photo 10](/listings/photos/173855930/104280) - Photo 10 - ![Photo 11](/listings/photos/173855930/104281) - Photo 11 - ![Photo 12](/listings/photos/173855930/104282) - Photo 12 - ![Photo 13](/listings/photos/173855930/104283) - Photo 13 - ![Photo 14](/listings/photos/173855930/104284) - Photo 14 - ![Photo 15](/listings/photos/173855930/104285) - Photo 15 - ![Photo 16](/listings/photos/173855930/104286) - Photo 16 - ![Photo 17](/listings/photos/173855930/104287) - Photo 17 - ![Photo 18](/listings/photos/173855930/104288) - Photo 18 - ![Photo 19](/listings/photos/173855930/104289) - Photo 19 - ![Photo 20](/listings/photos/173855930/104290) - Photo 20 - ![Photo 21](/listings/photos/173855930/104291) - Photo 21 - ![Photo 22](/listings/photos/173855930/104292) - Photo 22 - ![Photo 17](/listings/photos/173855930/309271) - Photo 17 ## Floorplans - ![Floorplan 1](/listings/photos/173855930/104293) - Floorplan 1 - ![Floorplan 2](/listings/photos/173855930/104294) - Floorplan 2 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 1 WINIFREDS DRIVE, DONNINGTON, TELFORD, WREKIN, TF2 8BB | £405,000 | 25/11/2022 | Detached | | 1 WINIFREDS DRIVE, DONNINGTON, TELFORD, WREKIN, TF2 8BB | £210,000 | 31/08/2006 | Detached | | 1 WINIFREDS DRIVE, DONNINGTON, TELFORD, WREKIN, TF2 8BB | £175,000 | 14/01/2005 | 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 | |---------|-------|------|------| | [Same street] 31 WINIFREDS DRIVE, DONNINGTON, TELFORD, WREKIN, TF2 8BB | £185,000 | 30/10/2023 | Semi-detached | | FLAT 3 THE PARADE, DONNINGTON, TELFORD, WREKIN, TF2 8EQ | £65,000 | 13/04/2023 | Flat | | [Same street] 7 WINIFREDS DRIVE, DONNINGTON, TELFORD, WREKIN, TF2 8BB | £175,000 | 01/09/2022 | Semi-detached | | 148 JAMES WAY, DONNINGTON, TELFORD, WREKIN, TF2 8AZ | £84,000 | 17/06/2022 | Flat | | 6 LENNOCK ROAD, TRENCH, TELFORD, WREKIN, TF2 7JL | £123,000 | 08/03/2022 | Flat | **Street average:** £180,000 (2 sales) **Area average:** £90,667 (3 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £170,000 (2 Flat, TF2, 2024–2026) - **Deviation:** +135.3% ## Rental Range *ONS Price Index of Private Rents (Telford and Wrekin). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £773/mo - **Realistic:** £859/mo - **Optimistic:** £945/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, Turreff Avenue, TF2 | £610/mo | 1 | 0.41 miles | OpenRent | **Average rent: £610/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.15% (weak for cashflow) - **Max investor price (0.8%):** £76,250 - **Target investor price (1%):** £61,000 *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 £610/mo).* - **Gross yield:** 1.8% - **Cost-to-rent:** 54.6× - **Monthly cashflow:** £-1,051/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -10.9% *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:** 96% - **10y growth:** 74.2% ## 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)