# House for sale (TF9 3NF)

## Property Details

| Key | Value |
|-----|-------|
| Address | Abbots Way, Hodnet, TF9 3NF |
| Price | £40,000 |

## Description

*** Auction Guide Price £40,000 - £50,0000 ***

An attractive detached former coach house with expired planning and recent positive pre-application advice for conversion into a stylish residential dwelling with parking and gardens; peacefully situated on a quiet lane within the popular village of Hodnet.

**Description** - Halls are delighted with instructions to offer Bluebell Barn in Hodnet for sale by public auction.

Bluebell Barn is a detached former coach house which previously benefited from now expired planning permission (16/04612/FUL) for conversion to a dwelling to include small extension; the permission was granted in January 2017 and recent pre-application advice, issued on 30th September 2025, demonstrates that, in principle, Shropshire Council consider the works acceptable and policy complaint.

The conversion would create an attractive and stylish two-storey residential dwelling providing over 1,000 sq ft of well proportioned living accommodation, this accompanied by off-street parking and garden area.

**Situation** - Bluebell Barn occupies a peaceful setting aside a quiet lane within the semi-rural village of Hodnet, which boasts a range of day-to-day amenities, including Village Hall, Medical Centre, and The Bear Hotel public house. The village lies broadly equidistant between the market towns of Wem and Market Drayton which, between them, provide a broader selection of amenities, with the thriving county centre of Shrewsbury situated some 15 miles to the south.

**W3w** - ///uncouth.poet.senders

**Directions** - Leave Shrewsbury to the north-east via the A53, continuing for around 10 miles until reaching the Espley roundabout, here take the first exit onto Shrewsbury road and follow the road into Hodnet. When in the village, turn right after the Bear Hotel onto Drayton Road, turning right immediately after onto Abbots Way, where the property will be situated on the left and identified by a Halls For Sale board.

**Method Of Sale** - The property will be offered for sale by Public Auction on Friday 25th September 2026 at Halls Holdings House, Bowmen Way, Battlefield, Shrewsbury SY4 3DR at 2pm. The Auctioneers, as agents for the vendors, reserve the right to alter, divide, amalgamate or withdraw any of the property for sale at any time. The Auctioneers, further, reserve the right to sell the property privately, prior to Auction without prior notice or explanation and no liability will be accepted to any intending purchaser in consequence of such a decision.

**Buyers Premium** - Please note that the purchaser(s) of this property will be responsible for paying a Buyers Premium, in addition to the purchase price and due on the day of Auction, which has been set at 3.5% of the purchase price, plus VAT or a minimum fee of £4000, plus VAT (£4,800). This will apply if the land is sold before, at, or after the Auction

**Contract Pack & Special Conditions** - The property will be sold subject to the Special Conditions of Sale, which are not to be read at the time of sale, but can be requested from Halls, the Auctioneers or via the vendor's solicitor, Mr P Harfitt of Harfitt's solicitors, 20 High St, Wem, Shrewsbury SY4 5AA, prior to the date of the auction. The purchasers shall be deemed to purchase with full knowledge thereof, whether he/she has read the Special Conditions of Sale or not.

**Guide Price & Reserve** - Guides are provided as an indication of each seller's minimum expectation. They are not necessarily figures which a property will sell for and may change at any time prior to the auction. Each property will be offered subject to a RESERVE (a figure below which the Auctioneer cannot sell the property during the auction) which we expect will be set within the Guide Range or no more than 10% above a single figure Guide.

**Bidding On Behalf Of Another Party** - Where a person registers to bid on behalf of another individual or entity (the “Ultimate Purchaser”), the Auctioneers must be notified in advance of the auction. The bidder will be required to provide a valid, signed letter of authority from the Ultimate Purchaser confirming they are authorised to bid on their behalf. In addition, full identification and verification checks must be completed on the Ultimate Purchaser in accordance with anti-money laundering regulations prior to the auction. The individual attending and bidding must also produce satisfactory identification on the day. The Auctioneers reserve the right to refuse registration and/or any bid where these requirements have not been fully satisfied.

**Aml** - Under the Money Laundering, Terrorist Financing and Transfer of Funds (Information on the Payer) Regulations 2017 (“the ML Regulations”), we are obligated to obtain proof of identity for buyers, their agents, representatives including bidders, and ultimate beneficial owners (“relevant individuals”), before an individual is allowed to bid on an auction lot, or an offer is accepted. PLEASE NOTE YOU WILL NOT BE ABLE TO BID UNLESS YOU SATISFY THIS OBLIGATION. For full details  on what we will require on or before the day of the auction, please visit  

**Services** - We are advised that the property is served by mains water and electric.

**Possession** - Vacant possession will be granted upon completion.

**Tenure** - The property is said to be of freehold tenure.

**Viewings** - By appointment through Halls, The Square, Ellesmere, Shropshire, SY12 0AW.

## Property Photos

- ![ChatGPT Image Aug 18, 2026, 10_10_10 AM (3).png](/listings/photos/92256027/2026356) - ChatGPT Image Aug 18, 2026, 10_10_10 AM (3).png
- ![ChatGPT Image Aug 18, 2026, 10_10_10 AM (2).png](/listings/photos/92256027/2026357) - ChatGPT Image Aug 18, 2026, 10_10_10 AM (2).png
- ![ChatGPT Image Aug 18, 2026, 10_10_11 AM (5).png](/listings/photos/92256027/2026358) - ChatGPT Image Aug 18, 2026, 10_10_11 AM (5).png
- ![ChatGPT Image Aug 18, 2026, 10_10_12 AM (7).png](/listings/photos/92256027/2026359) - ChatGPT Image Aug 18, 2026, 10_10_12 AM (7).png
- ![ChatGPT Image Aug 18, 2026, 10_10_12 AM (8).png](/listings/photos/92256027/2026360) - ChatGPT Image Aug 18, 2026, 10_10_12 AM (8).png
- ![Proposed_Ele.jpg](/listings/photos/92256027/2026361) - Proposed_Ele.jpg
- ![ChatGPT Image Aug 18, 2026, 10_10_11 AM (6).png](/listings/photos/92256027/2026362) - ChatGPT Image Aug 18, 2026, 10_10_11 AM (6).png
- ![ChatGPT Image Aug 18, 2026, 10_10_11 AM (4).png](/listings/photos/92256027/2026363) - ChatGPT Image Aug 18, 2026, 10_10_11 AM (4).png
- ![ChatGPT Image Aug 18, 2026, 10_10_09 AM (1).png](/listings/photos/92256027/2026364) - ChatGPT Image Aug 18, 2026, 10_10_09 AM (1).png

## Floorplans

- ![Proposed_FP.jpg](/listings/photos/92256027/2026368) - Proposed_FP.jpg

## 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 DRAYTON ROAD, HODNET, MARKET DRAYTON, SHROPSHIRE, TF9 3NF | £617,500 | 15/11/2021 | Other |

**Area average:** £617,500 (1 sale)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £536,615 (13 Other, TF9, 2024–2026)
- **Deviation:** -92.5%

## Rental Range

*ONS Price Index of Private Rents (Shropshire). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £735/mo
- **Realistic:** £817/mo
- **Optimistic:** £899/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Shropshire (Apr 2025 – Mar 2026).*

## 1% Rule

- **Rent ratio:** 2.04% (strong)
- **Max investor price (0.8%):** £102,125
- **Target investor price (1%):** £81,700

*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:** 152.6%
- **10y growth:** 84.3%

## House Price Index (HM Land Registry)

*Official index for Shropshire; All dwelling types series; as of May 2026.*

- **1y growth (index):** 3.1%
- **5y growth (index):** 22.4%
- **10y growth (index):** 47.1%

## 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)