# 3 bedroom cottage for sale (TF2 0DJ) ## Property Details | Key | Value | |-----|-------| | Address | HILL BANK COTTAGE, WEST ROAD, TELFORD, KETLEY BANK, WREKIN TF2 0DJ | | Price | £343,000 | | Bedrooms | 3 | | Bathrooms | 2 | | Council tax | D | | Construction age | England and Wales: 2012 onwards | | Floor area | 98 m² | | Last sold | £259,995 Aug 2018 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** C - **Expiry date:** 01/12/2035 - **Current heating cost:** £691/year - **Est. upgrade cost to C:** £9,000 ### Recommendations - U (£8,000 - £10,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0226-3957-2202-9125-1204) ## Description **BRIEF** **DESCRIPTION** **** This beautiful Detached cottage style property has deceptively spacious accommodation throughout and sits centrally within it's plot amidst the heart of the original backwater location. A canopy storm porch opens into the Entrance Hall with stairs to the first floor, half landing window and useful under stairs storage cupboard. Double doors open into the attractive Lounge with feature Inglenook fireplace with wood burning stove; glazed double doors open into the Conservatory, enjoying looking over the rear garden with further double doors opening into the Dining Room - this is a particularly light and airy room with two ceiling windows and a window to the rear. The Dining Room has an open flow leading into the stunning Kitchen which has been fitted with a traditional styled range of coloured drawers, base and wall mounted units and benefitting from integrated fridge and freezer, feature inglenook styled area with built-in double range style cooker, window to the front and a return door to the Hall. From the Kitchen a door leads into the Utility Room with window to the side, door to rear garden, useful cupboards and provision for appliances; door to a Cloakroom with two piece suite. Stairs, with turns and window, ascend to the Landing - Bedroom One overlooks the rear garden and has built-in wardrobes and door to the En-suite Shower Room. The property enjoys two further double Bedrooms, one to the front and one to the rear; the principal Bathroom has a three piece suite. The accommodation is finished with double glazing and gas central heating. Externally, the property is approached over a tarmacadam driveway providing generous parking space for several vehicles and enjoying established borders; access to both sides of the cottage leading into the garden which is predominantly laid to lawn and has patio areas and hard standings for sheds.  **LOCATION** **** Situated in the established residential locality of Ketley Bank with local district centre facilities available in the nearby centres of Ketley and Oakengates. An excellent road network links the property to all parts of the Telford area including the modern range of shopping and leisure facilities available at Telford Town Centre.   **LOUNGE** **15' 0" x 11' 8" (4.57m x 3.56m)**   **CONSERVATORY** **18' 0" x 8' 5" (5.49m x 2.57m)**   **DINING** **ROOM** **9' 1" x 8' 8" (2.77m x 2.64m)**   **KITCHEN** **15' 0" x 15' 0" (4.57m x 4.57m)**   **UTILITY** **ROOM** **7' 1" x 5' 9" (2.16m x 1.75m)**   **CLOAKROOM** **5' 8" x 3' 1" (1.73m x 0.94m)**   **BEDROOM** **ONE** **12' 10" x 8' 8" (3.91m x 2.64m)**   **EN-SUITE** **9' 5" x 3' 9" (2.87m x 1.14m)**   **BEDROOM** **TWO** **10' 5" x 6' 8" (3.18m x 2.03m)**   **BEDROOM** **THREE** **10' 6" x 7' 9" (3.2m x 2.36m)**   **BATHROOM** **8' 9" x 5' 6" (2.67m x 1.68m)**   **OTHER** **INFORMATION** **** 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. LOCAL AUTHORITY Telford & Wrekin Council, Southwater Square, St Quentin Gate, Telford, TF3 4EJ Council Tax Band D SERVICES We are advised that mains water, drainage, gas and electricity are available. 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. VIEWING By arrangement with the Agents' office at 1 Church Street, Wellington, Shropshire TF1 1DD. Tel: Email: DIRECTIONS From Junction 6 off the M54 proceed towards Ketley Brook roundabout, take the 3rd exit onto Holyhead Road, at Beveley roundabout take the 3rd exit onto Holyhead Road and take the first right turn onto Sunnyside Road. Follow the road around to the top and turn left into Shrubbery Road, follow this road joining Main Road and take the second left turn into West Road (before The Lord Hill) - proceed down the road and Hill Bank Cottage is found on your left hand side (this is a no through road and serves only four properties). METHOD OF SALE For Sale by Private Treaty. WE37659.150425 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.   **DISCLAIMER** **** 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.  ## Property Photos - ![Front_edited](/listings/photos/160750229/332402) - Front_edited - ![Kitchen1_edited](/listings/photos/160750229/332403) - Kitchen1_edited - ![Lounge_edited](/listings/photos/160750229/332404) - Lounge_edited - ![Garden2_edited](/listings/photos/160750229/332405) - Garden2_edited - ![Hall_edited](/listings/photos/160750229/332406) - Hall_edited - ![Lounge2_edited](/listings/photos/160750229/332407) - Lounge2_edited - ![Conservatory_edit...](/listings/photos/160750229/332408) - Conservatory_edit... - ![Dining_edited](/listings/photos/160750229/332409) - Dining_edited - ![Kitchen3_edited](/listings/photos/160750229/332410) - Kitchen3_edited - ![Kitchen2_edited](/listings/photos/160750229/332411) - Kitchen2_edited - ![Utility_edited](/listings/photos/160750229/332412) - Utility_edited - ![Cloaks_edited](/listings/photos/160750229/332413) - Cloaks_edited - ![Landing_edited](/listings/photos/160750229/332414) - Landing_edited - ![Bed1_edited](/listings/photos/160750229/332415) - Bed1_edited - ![Bed1b_edited](/listings/photos/160750229/332416) - Bed1b_edited - ![Ensuite_edited](/listings/photos/160750229/332417) - Ensuite_edited - ![Bed2_edited](/listings/photos/160750229/332418) - Bed2_edited - ![Bathroom_edited](/listings/photos/160750229/332419) - Bathroom_edited - ![Garden_edited](/listings/photos/160750229/332420) - Garden_edited - ![Garden3_edited](/listings/photos/160750229/332421) - Garden3_edited ## Floorplans - ![Floorplan 1](/listings/photos/160750229/332422) - Floorplan 1 ## EPC Graphs - ![EPC 1](/listings/photos/160750229/332423) - EPC 1 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | HILL BANK COTTAGE WEST ROAD, KETLEY BANK, TELFORD, WREKIN, TF2 0DJ | £259,995 | 16/08/2018 | Detached | | HILL BANK COTTAGE WEST ROAD, KETLEY BANK, TELFORD, WREKIN, TF2 0DJ | £249,500 | 13/04/2017 | 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 | |---------|-------|------|------| | 17 RYEBANK ROAD, KETLEY BANK, TELFORD, WREKIN, TF2 0EF | £250,000 | 05/12/2025 | Detached | | CALDY LODGE HOLYHEAD ROAD, OAKENGATES, TELFORD, WREKIN, TF2 6BG | £300,000 | 09/06/2023 | Detached | | 10A WEAVERS RISE, KETLEY BANK, TELFORD, WREKIN, TF2 0EX | £285,000 | 10/03/2023 | Detached | | 38 BANK WAY, KETLEY BANK, TELFORD, WREKIN, TF2 0EQ | £327,500 | 01/12/2022 | Detached | | 32 MAIN ROAD, KETLEY BANK, TELFORD, WREKIN, TF2 0DH | £205,000 | 18/11/2022 | Detached | | BEL VIEW SHRUBBERY ROAD, KETLEY BANK, TELFORD, WREKIN, TF2 0DW | £339,000 | 30/09/2022 | Detached | | 71 MAIN ROAD, KETLEY BANK, TELFORD, WREKIN, TF2 0DH | £365,000 | 23/09/2022 | Detached | | 15 HOLYHEAD ROAD, OAKENGATES, TELFORD, WREKIN, TF2 6BW | £390,000 | 02/09/2022 | Detached | | SUNNY BUNGALOW SUNNYSIDE ROAD, KETLEY BANK, TELFORD, WREKIN, TF2 0AA | £205,000 | 26/08/2022 | Detached | | THE RISE WEAVERS RISE, KETLEY BANK, TELFORD, WREKIN, TF2 0EX | £230,000 | 19/08/2022 | Detached | | THE WEAVERS WEAVERS RISE, KETLEY BANK, TELFORD, WREKIN, TF2 0EX | £249,995 | 06/06/2022 | Detached | | WISTERIA HOUSE MOSSEY GREEN, KETLEY BANK, TELFORD, WREKIN, TF2 0DL | £325,000 | 23/05/2022 | Detached | | OAKVIEW BUNGALOW SUNNYSIDE ROAD, KETLEY BANK, TELFORD, WREKIN, TF2 0AA | £212,500 | 01/03/2022 | Detached | | FAIRVIEW DUKES HILL, KETLEY BANK, TELFORD, WREKIN, TF2 0DA | £275,000 | 04/02/2022 | Detached | | ROSEWOOD HOUSE MOSSEY GREEN, KETLEY BANK, TELFORD, WREKIN, TF2 0DL | £335,000 | 02/12/2021 | Detached | | FOSSE SHRUBBERY ROAD, KETLEY BANK, TELFORD, WREKIN, TF2 0DW | £251,000 | 19/10/2021 | Detached | | LILAC HOUSE MOSSEY GREEN, KETLEY BANK, TELFORD, WREKIN, TF2 0DL | £350,000 | 29/09/2021 | Detached | | 1 WESLEY DRIVE, KETLEY BANK, TELFORD, WREKIN, TF2 0DZ | £214,000 | 27/09/2021 | Detached | | LA-QUERIDA DUKES HILL, KETLEY BANK, TELFORD, WREKIN, TF2 0DB | £235,000 | 24/09/2021 | Detached | | ELDERBERRY MOSSEY GREEN, KETLEY BANK, TELFORD, WREKIN, TF2 0DL | £350,000 | 23/09/2021 | Detached | **Area average:** £284,700 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £325,575 (58 Detached, TF2, 2024–2026) - **Deviation:** +5.4% ## Rental Range *ONS Price Index of Private Rents (Telford and Wrekin). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £768/mo - **Realistic:** £853/mo - **Optimistic:** £938/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Shropshire (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £723/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 | |------|------|------|------|------| | 3 Bed Terraced House, Oak Road, TF3 | £950/mo | 3 | 0.63 miles | OpenRent | | 3 Bed Semi-Detached House, Woodside Road, TF1 | £1,200/mo | 3 | 0.8 miles | OpenRent | **Average rent: £1,075/mo (2 listings)** ## 1% Rule - **Rent ratio:** 0.31% (weak for cashflow) - **Max investor price (0.8%):** £134,375 - **Target investor price (1%):** £107,500 *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 £1,075/mo).* - **Gross yield:** 3.8% - **Cost-to-rent:** 26.6× - **Monthly cashflow:** £-408/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -4.9% *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).* ## Price per Square Metre - **£/m²:** £3,500/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 10.2% - **10y growth:** 34.9% ## House Price Index (HM Land Registry) *Official index for Telford and Wrekin; Detached series; as of March 2026.* - **1y growth (index):** 3.2% - **5y growth (index):** 23.9% - **10y growth (index):** 56% ## 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)