# 5 bedroom detached house for sale (TF9 2UE) ## Property Details | Key | Value | |-----|-------| | Address | 9 VILLA FARM CLOSE, MARKET DRAYTON, HIGH HEATH, SHROPSHIRE TF9 2UE | | Price | £600,000 | | Bedrooms | 5 | | Bathrooms | 3 | | Council tax | F | | Last sold | £595,000 Oct 2025 | ## Description **BRIEF** **DESCRIPTION** **** This impressive Five Bedroom Detached House is tucked away on a quiet cul-de-sac to the edge of Hinstock Village, and it is set on the most wonderful plot of approximately 0.7 acres - and with an impressive Summer House with covered outdoor Kitchen and entertainment space. The ground floor accommodation is set around the Reception Hall which has a turning staircase to the first floor and access to the Cloaks/WC. To your right is the Sitting Room which has Karndean flooring and window overlooking the front Garden. To your left is the Study and the light and spacious Lounge with double French doors out to the Garden, and an inglenook fireplace housing a log burning stove with an oak mantle over and slate hearth. The Open Plan Dining Kitchen also has French doors to the Garden, and to the Kitchen area is an excellent range of Shaker-style units with integrated dishwasher, fridge, freezer, microwave, two ovens and an induction hob with an extractor fan over. There's an instant hot water tap to the sink, a peninsular breakfast bar and tiled flooring throughout. The Utility has units and flooring to match the Kitchen, and space for your washing machine and tumble dryer. Moving to the first floor, and the Bedrooms are set around the central Gallery Landing, which has loft access and an airing cupboard housing the hot water tank. The Principal Bedroom is an extremely light and spacious Bedroom with two double built-in wardrobes, a dressing area with a large double built-in wardrobe and a generous En Suite with both a bathtub and shower. The Guest Bedroom is another large double Bedroom with built-in wardrobes and an En Suite Shower Room with double shower. The three remaining Bedrooms are all doubles, with Bedroom Five currently being presented as a Home Office, making the most of the far-reaching views out over the rear Garden. Completing the accommodation is the Family Bathroom with bath, handwash basin and WC. The outside space here is very special! French doors from both the Dining Kitchen and Lounge open to a landscaped, semi-formal Garden with flat resin pathways, mature beds, ornamental sculptures (not included) and a dining area and sitting area. A gate in the post and rail fence opens to a huge rear lawed Garden that runs down to the far hedge where you'll find a 'secret' woodland Garden that is a shady space in summer, and where the vendors have enjoyed many a family campout! And then there's the Summer House... This is an amazing space, perfect for parties, family gatherings, sitting and chilling out at sunset, and it's completely secluded so gives you an "away from it all" feel at the bottom of the paddock. As the Summerhouse has water, electricity, insulated walls and ceiling it really is perfect for all year-round use. Finally, there's a double Garage with light and power, and driveway Parking to the front of the property for 4 cars. This property really does need to be viewed to appreciate everything it offers - so please call our the Sales Team in our Market Drayton office to be one of the first to view!   **LOCATION** **** The property is situated to the edge of the popular village of Hinstock - which is almost equidistant between the Shropshire market towns of Market Drayton and Newport - the village offers an historic Church, Primary School and Nursery, a Community Run Pub, Village Hall, Post Office/Country Store and a Cricket Club. There are school buses to the various Schools within the catchment area and Market Drayton and Newport both offer a more comprehensive range of shops and amenities. The excellent access to the A41 means that Whitchurch, Telford, Shrewsbury and Stafford are within commutable distance, as are rail and motorway links.   **ACCOMMODATION** ****   **RECEPTION** **HALL** **16' 3" x 12' 7" (4.95m x 3.84m)** This is a T-shaped room so measurements are at the widest points  **CLOAKS/WC** **7' 1" x 3' 8" (2.16m x 1.12m)**   **DINING** **ROOM** **12' 2" x 10' 6" (3.71m x 3.2m)**   **STUDY** **8' 9" x 8' 9" (2.67m x 2.67m)**   **OPEN** **PLAN** **DINING** **KITCHEN** **20' 5" x 16' 0" (6.22m x 4.88m)**   **UTILITY** **ROOM** **8' 4" x 6' 8" (2.54m x 2.03m)**   **LOUNGE** **17' 0" x 13' 4" (5.18m x 4.06m)**   **GALLERY** **LANDING** **15' 5" x 6' 11" (4.7m x 2.11m)**   **PRINCIPAL** **BEDROOM** **16' 3" x 13' 6" (4.95m x 4.11m)** Plus Dressing Area  **PRINCIPAL** **EN** **SUITE** **9' 3" x 7' 2" (2.82m x 2.18m)**   **GUEST** **BEDROOM** **10' 9" x 10' 1" (3.28m x 3.07m)**   **GUEST** **EN** **SUITE** **9' 2" x 3' 10" (2.79m x 1.17m)**   **BEDROOM** **THREE** **12' 1" x 12' 10" (3.68m x 3.91m)**   **BEDROOM** **FOUR** **14' 6" x 9' 1" (4.42m x 2.77m)**   **BEDROOM** **FIVE** **7' 10" x 10' 2" (2.39m x 3.1m)**   **BATHROOM** **7' 10" x 10' 2" (2.39m x 3.1m)**   **DOUBLE** **GARAGE** **16' 6" x 16' 5" (5.03m x 5m)**   **SUMMER** **HOUSE** **** With light, power and covered BBQ entertaining space  **OUTSIDE** **SPACE** **** The property is set on a very generous Garden plot of approximately 0.7 acres. To the front of the property there's a block paved Driveway that's been extended to give you Parking for 3-4 cars plus the Double Garage. To the rear of the property is a pretty, landscaped formal Garden with a resin pathway, flower beds and outdoor dining areas. A picket fence in the hedge opens through to a very large, lawned garden/paddock with garden shed, and to the end of the paddock is the most wonderful Summer House with covered BBQ area, timber deck, light and power. Completing the Garden is a small woodland that is a wonderful retreat on a hot sunny day.   **TO** **VIEW** **THIS** **PROPERTY** **** By arrangement with the Agents Office at Tower House, Maer Lane, Market Drayton, TF9 3SH Tel: or email:   **DIRECTIONS** **** From Market Drayton take the A529 Hinstock Road and after 5.3 miles turn left on Mill Green. At the junction with the A41 turn left and then, after approximately 300 yards, turn left onto Villa Farm Close where you see our For Sale sign.   **SERVICES** **** We are advised that mains water, drainage and electricity are available with LPG central heating. Barbers have not tested any apparatus, equipment, fittings etc or services to this property, so cannot confirm that they are in working order or fit for purpose. A buyer is recommended to obtain confirmation from their Surveyor or Solicitor. For broadband and mobile supply and coverage buyers are advised to visit the Ofcom mobile and broadband checker website.   **LOCAL** **AUTHORITY** **** Shropshire Council, Shirehall, Shrewsbury, SY2 6ND. Tel:   **ENERGY** **RATING** **-** **TBC** ****   **COUNCIL** **TAX** **BAND** **-** **F** ****   **FLOOR** **PLAN** **** Not to Scale - please use as a guideline only  **TENURE** **** We are advised that the property is Freehold and this will be confirmed by the Vendors Solicitor during the Pre- Contract Enquiries. Vacant possession upon completion.  **METHOD** **OF** **SALE** **** For Sale by Private Treaty.  **BARBERS** **COPYRIGHT** **** Unless we agree otherwise with you in writing, we hold the copyright on all photographic and video marketing material used to market this property and these should not be reproduced by any third party without our express consent. Furthermore, we reserve the right to use these for marketing initiatives in order to promote the property or the Company. We may use various options for marketing including all social media and mailing campaigns, all designed to help with the sale/rental of your property.  **PROPERTY** **INFORMATION** **** We believe this information to be accurate, but it cannot be guaranteed. The fixtures, fittings, appliances and mains services have not been tested. If there is any point which is of particular importance please obtain professional confirmation. All measurements quoted are approximate. These particulars do not constitute a contract or part of a contract.  **AML** **REGULATIONS** **** We are required by law to conduct anti-money laundering checks on all those 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 Movebutler who will contact you once you have had an offer accepted on a property you wish to buy. The cost of these checks is £30 (incl. VAT) per buyer, 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, ahead of us issuing a memorandum of sale, directly to Movebutler, and is non-refundable.  **INDEPENDENT** **MORTGAGE** **ADVICE** **** To be sure that you have the most up-to-date information on suitable Mortgages available to you, we can arrange for you to meet with our Independent Mortgage Advisor from the Mortgage Advice Bureau. Please call our Market Drayton office for an appointment.  **RESIDENTIAL** **LETTINGS** **SERVICE** **** Barbers are a long-established firm in the field of Residential Lettings and Property Management. Our Award-Winning team have a wealth of experience and knowledge, and we have a dedicated Property Management team responsible for managing over 800 properties in the local area. If you are interested in buying this or any other property as an investment, please contact us for more information on the services we can offer.  **MD ** ****   ## Property Photos - ![1 Vendor Edit JE](/listings/photos/151150202/1345720) - 1 Vendor Edit JE - ![Rear Aspect 1](/listings/photos/151150202/1345721) - Rear Aspect 1 - ![Garden 4](/listings/photos/151150202/1345722) - Garden 4 - ![Summerhouse](/listings/photos/151150202/1345723) - Summerhouse - ![Summerhouse 4](/listings/photos/151150202/1345724) - Summerhouse 4 - ![Front Aspect 2](/listings/photos/151150202/1345725) - Front Aspect 2 - ![Lounge 1](/listings/photos/151150202/1345726) - Lounge 1 - ![Lounge 3](/listings/photos/151150202/1345727) - Lounge 3 - ![Lounge 2](/listings/photos/151150202/1345728) - Lounge 2 - ![Kitchen 3](/listings/photos/151150202/1345729) - Kitchen 3 - ![Kitchen 2](/listings/photos/151150202/1345730) - Kitchen 2 - ![Kitchen 1](/listings/photos/151150202/1345731) - Kitchen 1 - ![Kitchen 4](/listings/photos/151150202/1345732) - Kitchen 4 - ![Utility](/listings/photos/151150202/1345733) - Utility - ![Snug Dining Room](/listings/photos/151150202/1345734) - Snug Dining Room - ![Home Office](/listings/photos/151150202/1345735) - Home Office - ![GF WC](/listings/photos/151150202/1345736) - GF WC - ![Entrance Hall 2](/listings/photos/151150202/1345737) - Entrance Hall 2 - ![Principal 2](/listings/photos/151150202/1345738) - Principal 2 - ![Principal 3](/listings/photos/151150202/1345739) - Principal 3 - ![Principal 1](/listings/photos/151150202/1345740) - Principal 1 - ![Principal En Suit...](/listings/photos/151150202/1345741) - Principal En Suit... - ![Guest Bedroom 1](/listings/photos/151150202/1345742) - Guest Bedroom 1 - ![Guest En Suite](/listings/photos/151150202/1345743) - Guest En Suite - ![Bedroom 3](/listings/photos/151150202/1345744) - Bedroom 3 - ![Bedroom 4](/listings/photos/151150202/1345745) - Bedroom 4 - ![Study](/listings/photos/151150202/1345746) - Study - ![Bathroom](/listings/photos/151150202/1345747) - Bathroom - ![Rear Aspect 2](/listings/photos/151150202/1345748) - Rear Aspect 2 - ![Garden 1](/listings/photos/151150202/1345749) - Garden 1 - ![garden 3](/listings/photos/151150202/1345750) - garden 3 - ![Rear Aspect 3](/listings/photos/151150202/1345751) - Rear Aspect 3 - ![Paddock Garden](/listings/photos/151150202/1345752) - Paddock Garden - ![Summerhouse 3](/listings/photos/151150202/1345753) - Summerhouse 3 - ![Summerhouse 1](/listings/photos/151150202/1345754) - Summerhouse 1 - ![Summerhouse 6](/listings/photos/151150202/1345755) - Summerhouse 6 - ![Summerhouse 2](/listings/photos/151150202/1345756) - Summerhouse 2 - ![Woodland 1](/listings/photos/151150202/1345757) - Woodland 1 - ![Woodland 2](/listings/photos/151150202/1345758) - Woodland 2 - ![Front Aspect 1](/listings/photos/151150202/1345759) - Front Aspect 1 - ![plot](/listings/photos/151150202/1345760) - plot - ![Front Aerial View](/listings/photos/151150202/1345761) - Front Aerial View - ![Garden Plot Aeria...](/listings/photos/151150202/1345762) - Garden Plot Aeria... ## Floorplans - ![Floor Plan](/listings/photos/151150202/1345763) - Floor Plan ## EPC Graphs - ![EPC Front Page](/listings/photos/151150202/1345764) - EPC Front Page ## FENSA Certificates This property has 1 FENSA certificate(s) on record. ### FENSA Certificate #9921450 - **Address:** 9 Villa Farm Close, High Heath, TF9 2UE - **Certificate Issued:** 18/11/2013 - **Work Completed:** 15/10/2013 - **Items:** 2 window(s), 1 door(s) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 9 VILLA FARM CLOSE, HIGH HEATH, MARKET DRAYTON, SHROPSHIRE, TF9 2UE | £595,000 | 29/10/2025 | Detached | | 9 VILLA FARM CLOSE, HIGH HEATH, MARKET DRAYTON, SHROPSHIRE, TF9 2UE | £390,000 | 27/05/2010 | 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 | |---------|-------|------|------| | CHERRY TREES, HIGH HEATH, MARKET DRAYTON, SHROPSHIRE, TF9 2ST | £950,000 | 11/11/2025 | Detached | | KING CUP COTTAGE, HIGH HEATH, MARKET DRAYTON, SHROPSHIRE, TF9 2ST | £150,000 | 15/07/2022 | Detached | **Area average:** £550,000 (2 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £466,679 (63 Detached, TF9, 2024–2026) - **Deviation:** +28.6% ## Rental Range *ONS Price Index of Private Rents (Shropshire). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £732/mo - **Realistic:** £813/mo - **Optimistic:** £894/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Shropshire (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £972/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 | |------|------|------|------|------| | [Sidway, Market Drayton](http://87.117.209.195:8080/listings/e7cdbfd) | £2,500/mo | 5 | 8.66 miles | Rightmove | **Average rent: £2,500/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.42% (weak for cashflow) - **Max investor price (0.8%):** £312,500 - **Target investor price (1%):** £250,000 *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 £2,500/mo).* - **Gross yield:** 5% - **Cost-to-rent:** 20× - **Monthly cashflow:** £-138/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -1% *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:** 21.5% - **10y growth:** 62.7% ## House Price Index (HM Land Registry) *Official index for Shropshire; Detached series; as of April 2026.* - **1y growth (index):** 2.6% - **5y growth (index):** 21.5% - **10y growth (index):** 47.3% ## 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)