# 1 bedroom apartment for sale (ST14 8ES) ## Property Details | Key | Value | |-----|-------| | Address | 2, MELLOR LODGE, TOWN MEADOWS WAY, UTTOXETER, STAFFORDSHIRE ST14 8ES | | Price | £115,000 | | Bedrooms | 1 | | Bathrooms | 1 | | Council tax | B | | Last sold | £125,000 Jan 2026 | ## Description Abode Estate Agents are delighted to offer this well-presented one-bedroom ground floor apartment, located within Mellor Lodge—a purpose-built retirement development exclusively for the over 60s. This charming apartment benefits from private access to the communal gardens directly from the lounge, as well as double glazing and electric heating throughout. The accommodation comprises an entrance hall with built-in storage, a spacious double bedroom, a bright lounge with feature fireplace and garden access, a recently refitted kitchen with integrated appliances, and a modern shower room. Conveniently situated just off the A50 and close to Uttoxeter town centre, the property offers excellent access to a wide range of local amenities including doctors, dental practices, hair and beauty salons, shops, cafes, restaurants, and leisure facilities. Transport links are superb, with regular bus services to Burton and Derby, as well as a nearby railway station providing connections to Derby and Crewe. Offered with no upward chain, this apartment presents an excellent opportunity for comfortable and convenient retirement living in a central location. **Living Room** - 3.04 x 5.31 (9'11" x 17'5") - Bright and inviting reception space featuring a focal point electric fireplace with composite surround and mantle. Benefits from a TV aerial point, two telephone points, and an electric storage heater. Double glazed door with adjoining side window allows access to garden area outside and parking beyond. **Kitchen** - 2.10 x 2.22 (6'10" x 7'3") - Modern refitted kitchen with a double-glazed side window. Offers a stylish range of matching base and wall-mounted units with complementary work surfaces and tiled splashbacks. Integrated appliances include a sink with drainer and mixer tap, electric hob with stainless steel extractor hood, oven/grill, kidney carousel corner storage units, and a dishwasher. Space is provided for a fridge. Electric fan heater also installed. **Bathroom** - 2.11 x 1.68 (6'11" x 5'6") - Well-appointed bathroom fitted with a three-piece suite comprising low-level WC, wash hand basin, and double shower cubicle with glass screen. Finished with complementary wall tiling, chrome heated towel radiator, electric fan heater, and support rails. **Bedroom** - 2.67 x 3.70 (8'9" x 12'1") - Spacious double bedroom with a front-facing double-glazed window. Features include a built-in double wardrobe with mirrored doors, hanging rails, and shelving, alongside an electric storage heater, TV aerial point, and coat hooks. **Lease Details** - Tenure: Leasehold. Prospective purchasers are advised to satisfy themselves regarding the exact terms of the lease through their legal representative. The property is held on a 125-year lease. The service charges are £1,279.91 payable every 6 months, with ground rent of £329 payable twice a year. ## Property Photos - ![CAM03473G0-PR0653-STILL011.jpg](/listings/photos/89675886/699256) - CAM03473G0-PR0653-STILL011.jpg - ![CAM03473G0-PR0653-STILL010.jpg](/listings/photos/89675886/699259) - CAM03473G0-PR0653-STILL010.jpg - ![CAM03473G0-PR0653-STILL006.jpg](/listings/photos/89675886/699261) - CAM03473G0-PR0653-STILL006.jpg - ![CAM03473G0-PR0653-STILL007.jpg](/listings/photos/89675886/699263) - CAM03473G0-PR0653-STILL007.jpg - ![CAM03473G0-PR0653-STILL009.jpg](/listings/photos/89675886/699264) - CAM03473G0-PR0653-STILL009.jpg - ![CAM03473G0-PR0653-STILL008.jpg](/listings/photos/89675886/699266) - CAM03473G0-PR0653-STILL008.jpg - ![CAM03473G0-PR0653-STILL003.jpg](/listings/photos/89675886/699267) - CAM03473G0-PR0653-STILL003.jpg - ![CAM03473G0-PR0653-STILL004.jpg](/listings/photos/89675886/699268) - CAM03473G0-PR0653-STILL004.jpg - ![CAM03473G0-PR0653-STILL001.jpg](/listings/photos/89675886/699270) - CAM03473G0-PR0653-STILL001.jpg - ![CAM03473G0-PR0653-STILL002.jpg](/listings/photos/89675886/699271) - CAM03473G0-PR0653-STILL002.jpg - ![CAM03473G0-PR0653-STILL012.jpg](/listings/photos/89675886/699272) - CAM03473G0-PR0653-STILL012.jpg - ![CAM03473G0-PR0653-STILL013.jpg](/listings/photos/89675886/699273) - CAM03473G0-PR0653-STILL013.jpg ## Floorplans - ![CAM03473G0-PR0653-BUILD01-FLOOR00 (1).jpg](/listings/photos/89675886/699274) - CAM03473G0-PR0653-BUILD01-FLOOR00 (1).jpg ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | MELLOR LODGE 2 TOWN MEADOWS WAY, UTTOXETER, EAST STAFFORDSHIRE, STAFFORDSHIRE, ST14 8ES | £125,000 | 30/01/2026 | Flat | | MELLOR LODGE 2 TOWN MEADOWS WAY, UTTOXETER, EAST STAFFORDSHIRE, STAFFORDSHIRE, ST14 8ES | £118,000 | 16/06/2023 | Flat | | MELLOR LODGE 2 TOWN MEADOWS WAY, UTTOXETER, EAST STAFFORDSHIRE, STAFFORDSHIRE, ST14 8ES | £117,000 | 14/03/2019 | Flat | | MELLOR LODGE 2 TOWN MEADOWS WAY, UTTOXETER, EAST STAFFORDSHIRE, STAFFORDSHIRE, ST14 8ES | £112,000 | 05/07/2013 | Flat | ## 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] MELLOR LODGE 33 TOWN MEADOWS WAY, UTTOXETER, EAST STAFFORDSHIRE, STAFFORDSHIRE, ST14 8ES | £100,000 | 19/03/2026 | Flat | | [Same street] MELLOR LODGE 3 TOWN MEADOWS WAY, UTTOXETER, EAST STAFFORDSHIRE, STAFFORDSHIRE, ST14 8ES | £115,000 | 19/11/2025 | Flat | | 29 CHAMBERLAIN CLOSE, UTTOXETER, EAST STAFFORDSHIRE, STAFFORDSHIRE, ST14 8ET | £135,000 | 25/10/2023 | Flat | | 28A BRIDGE STREET, UTTOXETER, EAST STAFFORDSHIRE, STAFFORDSHIRE, ST14 8AP | £94,000 | 23/10/2023 | Flat | | [Same street] MELLOR LODGE 44 TOWN MEADOWS WAY, UTTOXETER, EAST STAFFORDSHIRE, STAFFORDSHIRE, ST14 8ES | £108,000 | 16/10/2023 | Flat | | [Same street] MELLOR LODGE 7 TOWN MEADOWS WAY, UTTOXETER, EAST STAFFORDSHIRE, STAFFORDSHIRE, ST14 8ES | £115,000 | 29/09/2023 | Flat | | [Same street] MELLOR LODGE 15 TOWN MEADOWS WAY, UTTOXETER, EAST STAFFORDSHIRE, STAFFORDSHIRE, ST14 8ES | £120,000 | 28/09/2023 | Flat | | [Same street] MELLOR LODGE 39 TOWN MEADOWS WAY, UTTOXETER, EAST STAFFORDSHIRE, STAFFORDSHIRE, ST14 8ES | £127,000 | 31/03/2023 | Flat | | 27 CHAMBERLAIN CLOSE, UTTOXETER, EAST STAFFORDSHIRE, STAFFORDSHIRE, ST14 8ET | £135,000 | 24/03/2023 | Flat | | 47 CHURCH STREET, UTTOXETER, EAST STAFFORDSHIRE, STAFFORDSHIRE, ST14 8AG | £115,000 | 24/02/2023 | Flat | | [Same street] MELLOR LODGE 4 TOWN MEADOWS WAY, UTTOXETER, EAST STAFFORDSHIRE, STAFFORDSHIRE, ST14 8ES | £129,000 | 12/12/2022 | Flat | | [Same street] MELLOR LODGE 21 TOWN MEADOWS WAY, UTTOXETER, EAST STAFFORDSHIRE, STAFFORDSHIRE, ST14 8ES | £83,000 | 01/12/2022 | Flat | | [Same street] MELLOR LODGE 27 TOWN MEADOWS WAY, UTTOXETER, EAST STAFFORDSHIRE, STAFFORDSHIRE, ST14 8ES | £139,950 | 25/11/2022 | Flat | | 14 CHAMBERLAIN CLOSE, UTTOXETER, EAST STAFFORDSHIRE, STAFFORDSHIRE, ST14 8ET | £132,500 | 14/11/2022 | Flat | | [Same street] MELLOR LODGE 10 TOWN MEADOWS WAY, UTTOXETER, EAST STAFFORDSHIRE, STAFFORDSHIRE, ST14 8ES | £145,000 | 16/09/2022 | Flat | | [Same street] MELLOR LODGE 16 TOWN MEADOWS WAY, UTTOXETER, EAST STAFFORDSHIRE, STAFFORDSHIRE, ST14 8ES | £82,500 | 01/09/2022 | Flat | | [Same street] MELLOR LODGE 45 TOWN MEADOWS WAY, UTTOXETER, EAST STAFFORDSHIRE, STAFFORDSHIRE, ST14 8ES | £150,000 | 25/08/2022 | Flat | | [Same street] MELLOR LODGE 32 TOWN MEADOWS WAY, UTTOXETER, EAST STAFFORDSHIRE, STAFFORDSHIRE, ST14 8ES | £139,950 | 29/07/2022 | Flat | | [Same street] MELLOR LODGE 3 TOWN MEADOWS WAY, UTTOXETER, EAST STAFFORDSHIRE, STAFFORDSHIRE, ST14 8ES | £90,000 | 04/07/2022 | Flat | | 28 GROUND FLOOR FLAT BRIDGE STREET, UTTOXETER, EAST STAFFORDSHIRE, STAFFORDSHIRE, ST14 8AP | £77,000 | 26/05/2022 | Flat | | [Same street] MELLOR LODGE 26 TOWN MEADOWS WAY, UTTOXETER, EAST STAFFORDSHIRE, STAFFORDSHIRE, ST14 8ES | £73,500 | 13/05/2022 | Flat | | 37 CHAMBERLAIN CLOSE, UTTOXETER, EAST STAFFORDSHIRE, STAFFORDSHIRE, ST14 8ET | £120,000 | 30/03/2022 | Flat | | MELLOR LODGE 31 TOWN MEADOWS WAY, UTTOXETER, EAST STAFFORDSHIRE, STAFFORDSHIRE, ST14 8ES | £78,500 | 21/03/2022 | Flat | | 9 ROEBUCK CLOSE, UTTOXETER, EAST STAFFORDSHIRE, STAFFORDSHIRE, ST14 8AJ | £120,000 | 11/03/2022 | Flat | | 9 CHAMBERLAIN CLOSE, UTTOXETER, EAST STAFFORDSHIRE, STAFFORDSHIRE, ST14 8ET | £135,000 | 11/03/2022 | Flat | | 10 ROEBUCK CLOSE, UTTOXETER, EAST STAFFORDSHIRE, STAFFORDSHIRE, ST14 8AJ | £131,500 | 11/02/2022 | Flat | | MELLOR LODGE 9 TOWN MEADOWS WAY, UTTOXETER, EAST STAFFORDSHIRE, STAFFORDSHIRE, ST14 8ES | £150,000 | 20/01/2022 | Flat | | MELLOR LODGE 23 TOWN MEADOWS WAY, UTTOXETER, EAST STAFFORDSHIRE, STAFFORDSHIRE, ST14 8ES | £84,000 | 26/11/2021 | Flat | | MELLOR LODGE 38 TOWN MEADOWS WAY, UTTOXETER, EAST STAFFORDSHIRE, STAFFORDSHIRE, ST14 8ES | £66,500 | 18/11/2021 | Flat | | 39 CHURCH STREET, UTTOXETER, EAST STAFFORDSHIRE, STAFFORDSHIRE, ST14 8AG | £111,000 | 15/11/2021 | Flat | | 19 ROEBUCK CLOSE, UTTOXETER, EAST STAFFORDSHIRE, STAFFORDSHIRE, ST14 8AJ | £120,000 | 30/09/2021 | Flat | | MELLOR LODGE 19 TOWN MEADOWS WAY, UTTOXETER, EAST STAFFORDSHIRE, STAFFORDSHIRE, ST14 8ES | £82,500 | 29/09/2021 | Flat | | 5 ROEBUCK CLOSE, UTTOXETER, EAST STAFFORDSHIRE, STAFFORDSHIRE, ST14 8AJ | £107,500 | 27/08/2021 | Flat | **Street average:** £114,527 (15 sales) **Area average:** £110,833 (18 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £111,250 (4 Flat, ST14, 2024–2026) - **Deviation:** +3.4% ## Rental Range *ONS Price Index of Private Rents (East Staffordshire). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £752/mo - **Realistic:** £836/mo - **Optimistic:** £920/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Eastern Staffordshire (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £494/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 | |------|------|------|------|------| | 1 Bed Flat, Roebuck Close, ST14 | £700/mo | 1 | 0.12 miles | OpenRent | **Average rent: £700/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.61% (weak for cashflow) - **Max investor price (0.8%):** £87,500 - **Target investor price (1%):** £70,000 *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 £700/mo).* - **Gross yield:** 7.3% - **Cost-to-rent:** 13.7× - **Monthly cashflow:** £152/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 5.5% *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:** 27.7% ## House Price Index (HM Land Registry) *Official index for East Staffordshire; Flats and maisonettes series; as of March 2026.* - **1y growth (index):** -0.6% - **5y growth (index):** 13.6% - **10y growth (index):** 39.2% ## 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)