# 4 bedroom detached house for sale (TF2 0AA)

## Property Details

| Key | Value |
|-----|-------|
| Address | WOODLAND HOUSE, SUNNYSIDE ROAD, TELFORD, KETLEY BANK, WREKIN TF2 0AA |
| Price | £575,000 |
| Bedrooms | 4 |
| Bathrooms | 4 |
| Floor area | 163 m² |
| Last sold | £540,000 Mar 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** B
- **Expiry date:** 08/08/2029
- **Current heating cost:** £429/year
- **Est. upgrade cost to C:** £4,500

### Recommendations
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0818-9044-7398-6761-0954)

## Description

**CALL US ANY DAY MONDAY TO SUNDAY BETWEEN 8AM AND 10PM — BUTTERS JOHN BEE ARE HERE WHEN IT MATTERS, PROVIDING HELP, ADVICE AND SUPPORT THROUGHOUT YOUR MOVE.**

An Exceptional Contemporary Residence Designed for Modern Family Living

Behind electric gates and set within beautifully landscaped grounds, this outstanding executive residence offers over 2,100 sq ft of impeccably presented accommodation, combining cutting-edge technology with refined contemporary design to create a home of exceptional quality.

From the moment you step inside, the attention to detail is immediately apparent. A striking entrance hall welcomes you with elegant porcelain flooring, underfloor heating and a bespoke oak staircase with glass balustrading rising to the galleried mezzanine landing. Thoughtfully designed for modern convenience, the property benefits from an integrated vacuum system, with multiple access points positioned throughout the home.

At the heart of the property lies a magnificent open-plan living environment, perfectly suited to both family life and entertaining. The principal reception room is flooded with natural light through expansive tri-fold doors that seamlessly connect the interior to the gardens beyond. A feature multi-fuel stove, set within an exposed brick recess with an oak mantle, creates a warm focal point, while inset colour-changing mood lighting enhances the ambience.

The exceptional kitchen and dining space has been expertly designed to combine practicality with luxury. A comprehensive range of contemporary cabinetry is complemented by high-quality work surfaces and an extensive specification of integrated appliances, including twin NEFF Hide & Slide ovens, induction hob, microwave, wine cooler, fridge and freezer. Further highlights include an illuminated corner pantry, instant boiling water tap and discreet flush-mounted power points. The adjoining dining area enjoys direct access to the gardens via tri-fold doors, creating an effortless flow between indoor and outdoor living.

Supporting the ground floor accommodation is a practical plant room with utility facilities, guest cloakroom and internal access to the double garage, which provides extensive storage solutions and houses the central vacuum system.

The first floor is equally impressive. The principal suite offers a luxurious private retreat, featuring fitted wardrobes, dual-aspect views, a freestanding roll-top bath positioned within the bedroom, a contemporary en-suite shower room and an integrated Smart TV. Three further generously proportioned double bedrooms provide excellent family accommodation, one benefitting from its own en-suite facilities, while a beautifully appointed family bathroom serves the remaining bedrooms.

Externally, the gardens have been meticulously landscaped to create a series of distinct outdoor spaces designed for both relaxation and entertaining. A generous patio with outdoor bar and barbecue area provides the perfect setting for summer gatherings, whilst manicured lawns, raised decking, a tranquil fish pond and mature planting combine to create an attractive and private environment. Fully enclosed and bordered by privacy fencing, the grounds offer a wonderful sense of seclusion and security.

This is a home that effortlessly blends luxury, technology and lifestyle, delivering an exceptional standard of living in every respect.

Accommodation:** Approximately 2,103 sq ft

**Entrance Hall**

11' 9'' x 8' 10'' (3.57m x 2.68m)

Entered via a composite front door, solid oak staircase with glass balustrade leading to the first floor, porcelain tiled floor with underfloor heating, storage cupboard and an outlet socket accessing the integrated vacuum system (4 sockets throughout the house).

**Lounge**

19' 5'' x 13' 3'' (5.93m x 4.05m)

A stunning reception room with tri-folding doors opening onto the rear garden and a double glazed window to the front elevation , inset colour change mood lighting to the ceiling, Multi fuel burning fire set in brick recess with oak mantle, porcelain tiled floor with underfloor heating.

**Dining Room**

21' 9'' x 13' 0'' (6.63m x 3.97m)

Having tri-folding doors to the rear elevation, porcelain tiled floor with underfloor heating.

**Kitchen**

19' 5'' x 9' 7'' (5.92m x 2.92m)

Open plan with the dining room. A stunning breakfast kitchen having double glazed windows to the rear and side elevation and fitted with an extensive range of wall and base units with complementary work surface over incorporating a sink unit and drainer, and two flush fitting socket points, each with three sockets. Appliances include; integrated wine cooler, induction hob with extractor over, two 'hide & slide' NEFF ovens, NEFF microwave, larder fridge & freezer. In addition, there is an illuminated corner larder cupboard, instant hot water tap, porcelain tiled floor with underfloor heating.

**Utility / WC**

6' 5'' x 5' 6'' (1.95m x 1.68m)

Fitted with a low level WC, double glazed window to the front elevation. Having base units with space and plumbing for washing machine, porcelain tiled floor.

**Bedroom One**

19' 5'' x 13' 6'' (5.92m x 4.12m)

Having fitted wardrobes, double glazed windows to the front and rear elevations, roll top bath with floor standing taps, built in smart TV, radiator,

**En-suite (Bedroom One)**

7' 9'' x 5' 9'' (2.35m x 1.74m)

Modern white suite comprising; low level WC, hand wash basin set in vanity unit, and double walk in shower with rainfall shower head, back light vanity mirror, laminate flooring, chrome heated towel rail.

**Bedroom Two**

13' 5'' x 12' 4'' (4.10m x 3.75m)

Having three skylights, vacuum outlet, loft access roll tap bath with floor standing taps, radiator.

**En-suite (Bedroom Two)**

10' 4'' x 5' 3'' (3.16m x 1.59m)

Modern white suite comprising; low level WC, hand wash basin set in vanity unit and shower with rainfall shower head, a motion activated backlight mirror, chrome heated towel rail.

**Bedroom Three**

11' 8'' x 10' 0'' (3.55m x 3.04m)Bedroom Three

Double glazed window to the rear elevation, laminate flooring, radiator.

**Bedroom Four**

9' 11'' x 9' 6'' (3.03m x 2.89m)

Double glazed window to the rear elevation, loft access with pull down ladder, laminate flooring, radiator.

**Family Bathroom**

5' 9'' x 5' 7'' (1.74m x 1.69m)

Modern white suite comprising; low level WC, hand wash basin and shower unit, laminate flooring, wall-mounted backlight mirror, double glazed window to the side elevation, chrome heated towel rail.

**Double Garage**

Having fitted storage wardrobes which house an Electrolux built in vacuum with four vacuum outlets throughout the property and 10m hose. Electric roller shutter door.

**Externally**

To the front of the property there is ample driveway parking for several vehicles. The rear of the property is beautifully landscaped and has been divided into manageable areas including patio area with BBQ & bar area, lawed garden, fish pond and raised decked areas. The property is surrounded by privacy fencing and is fully enclosed.

**Planning Disclaimer**

The property forms part of a development completed within the last 10 years. Whilst planning permission and associated approvals were granted for the development, we understand that not all planning conditions attached to the original consent have been formally discharged by the Local Planning Authority.

The seller has advised that the property has been occupied and used without issue since construction. However, buyers and their legal representatives should make their own enquiries regarding the status of any outstanding planning conditions and satisfy themselves as to any implications.

Where appropriate, the seller may be willing to provide a suitable indemnity insurance policy, subject to the requirements of the buyer's lender and conveyancer. Any such policy would not constitute confirmation that the conditions have been discharged and should not be relied upon as legal advice.

All interested parties are advised to seek independent legal guidance before proceeding.

**Disclaimer**

Butters John Bee Estate Agents also offer a professional, ARLA accredited Lettings and Management Service. If you are considering purchasing your property in order to rent, are looking at buy to let or would like a free review of your current portfolio then please call the Lettings Branch Manager on the number shown above.

Butters John Bee Estate Agents is the seller's agent for this property. Your conveyancer is legally responsible for ensuring any purchase agreement fully protects your position. We make detailed enquiries of the seller to ensure the information provided is as accurate as possible. Please inform us if you become aware of any information being inaccurate.

## Property Photos

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## Floorplans

- ![Floorplan 1](/listings/photos/89852523/1007800) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/89852523/1007801) - EPC 1

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| WOODLAND HOUSE SUNNYSIDE ROAD, KETLEY BANK, TELFORD, WREKIN, TF2 0AA | £540,000 | 14/03/2025 | Detached |
| WOODLAND HOUSE SUNNYSIDE ROAD, KETLEY BANK, TELFORD, WREKIN, TF2 0AA | £25,000 | 06/02/2016 | Other |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 38 QUARRY LANE, RED LAKE, TELFORD, WREKIN, TF1 5EB | £310,000 | 19/12/2025 | Detached |
| 12 HAMA DRIVE, OAKENGATES, TELFORD, WREKIN, TF2 6DD | £220,000 | 07/12/2023 | Detached |
| 46 HARTSHILL, OAKENGATES, TELFORD, WREKIN, TF2 6AL | £220,000 | 10/08/2023 | Detached |
| CALDY LODGE HOLYHEAD ROAD, OAKENGATES, TELFORD, WREKIN, TF2 6BG | £300,000 | 09/06/2023 | Detached |
| 7 HAMA DRIVE, OAKENGATES, TELFORD, WREKIN, TF2 6DD | £310,000 | 17/02/2023 | Detached |
| BEL VIEW SHRUBBERY ROAD, KETLEY BANK, TELFORD, WREKIN, TF2 0DW | £339,000 | 30/09/2022 | Detached |
| 15 HOLYHEAD ROAD, OAKENGATES, TELFORD, WREKIN, TF2 6BW | £390,000 | 02/09/2022 | Detached |
| [Same street] SUNNY BUNGALOW SUNNYSIDE ROAD, KETLEY BANK, TELFORD, WREKIN, TF2 0AA | £205,000 | 26/08/2022 | Detached |
| HARTS COURT 5 HARTSHILL, OAKENGATES, TELFORD, WREKIN, TF2 6AL | £310,000 | 27/07/2022 | Detached |
| 15 HAMA DRIVE, OAKENGATES, TELFORD, WREKIN, TF2 6DD | £310,000 | 08/07/2022 | Detached |
| 23 HILLTOP ROAD, OAKENGATES, TELFORD, WREKIN, TF2 6AY | £330,000 | 29/06/2022 | Detached |
| 5 HILLTOP ROAD, OAKENGATES, TELFORD, WREKIN, TF2 6AY | £217,500 | 01/06/2022 | Detached |
| [Same street] OAKVIEW BUNGALOW SUNNYSIDE ROAD, KETLEY BANK, TELFORD, WREKIN, TF2 0AA | £212,500 | 01/03/2022 | Detached |
| 83 BEVELEY ROAD, OAKENGATES, TELFORD, WREKIN, TF2 6SD | £227,000 | 22/02/2022 | Detached |
| [Same street] THE ROSE & CROWN SUNNYSIDE ROAD, KETLEY BANK, TELFORD, WREKIN, TF2 0AA | £1,307,701 | 22/12/2021 | Other |
| HARTS COURT 5 HARTSHILL, OAKENGATES, TELFORD, WREKIN, TF2 6AL | £252,000 | 30/11/2021 | Detached |
| 26 QUARRY LANE, RED LAKE, TELFORD, WREKIN, TF1 5EB | £450,000 | 12/11/2021 | Detached |
| FOSSE SHRUBBERY ROAD, KETLEY BANK, TELFORD, WREKIN, TF2 0DW | £251,000 | 19/10/2021 | Detached |
| 3 HAMA DRIVE, OAKENGATES, TELFORD, WREKIN, TF2 6DD | £272,500 | 11/08/2021 | Detached |

**Street average:** £575,067 (3 sales)
**Area average:** £294,313 (16 sales)

## Price vs local average

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

- **Local average:** £330,779 (62 Detached, TF2, 2024–2026)
- **Deviation:** +73.8%

## Rental Range

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

- **Low:** £770/mo
- **Realistic:** £856/mo
- **Optimistic:** £942/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 |
|------|------|------|------|------|
| 4 Bed Detached House, Beveley Road, TF2 | £2,570/mo | 4 | 0.14 miles | OpenRent |
| 4 Bed Semi-Detached House, Bolt Lane, TF1 | £1,350/mo | 4 | 0.54 miles | OpenRent |

**Average rent: £1,960/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.34% (weak for cashflow)
- **Max investor price (0.8%):** £245,000
- **Target investor price (1%):** £196,000

*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 £1,960/mo).*

- **Gross yield:** 4.1%
- **Cost-to-rent:** 24.4×
- **Monthly cashflow:** £-525/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -3.8%

*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:** £3,528/m²

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** 0.2%
- **10y growth:** 76.4%

## House Price Index (HM Land Registry)

*Official index for Telford and Wrekin; Detached series; as of April 2026.*

- **1y growth (index):** 1.9%
- **5y growth (index):** 20.9%
- **10y growth (index):** 52.1%

## 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)