# 3 bedroom semi-detached house for sale (ST16 1QL) ## Property Details | Key | Value | |-----|-------| | Address | 23, MANOR GROVE, STAFFORD ST16 1QL | | Price | £240,000 | | Bedrooms | 3 | | Bathrooms | 2 | | Council tax | TBC | | Floor area | 136 m² | | Last sold | £215,000 | ## EPC Rating & Upgrade Cost - **Current rating:** B - **Potential rating:** A - **Expiry date:** 02/01/2028 - **Current heating cost:** £279/year - **Est. upgrade cost to C:** £11,500 ### Recommendations - N (£4,000 - £6,000) - U (£5,000 - £8,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8448-7639-5710-3597-5902) ## Description Offered to the market is this beautifully presented and modern three-bedroom semi-detached home, ideal for first-time buyers, growing families, and investors alike. Upon entering, you are welcomed into a bright entrance hall which provides access to a modern fitted kitchen situated to the front of the property. The ground floor further benefits from a convenient WC and a spacious rear lounge/dining room, offering an excellent space for both relaxing and entertaining. French doors open directly onto the rear garden, creating a seamless connection between indoor and outdoor living. To the first floor, the property offers three well-proportioned bedrooms. The principal bedroom enjoys a front-facing aspect and benefits from its own en-suite shower room. Bedrooms two and three are served by a contemporary family bathroom, providing ample accommodation for family living. Externally, the property enjoys an enclosed rear garden, perfect for outdoor dining and family enjoyment, whilst a driveway to the rear provides valuable off-street parking. A fantastic opportunity to acquire a modern home in a sought-after residential location, early viewing is highly recommended. ## Property Photos - ![pbox-IMG.jpg](/listings/photos/94018821/2548384) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/94018821/2548389) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/94018821/2548391) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/94018821/2548393) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/94018821/2548395) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/94018821/2548397) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/94018821/2548399) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/94018821/2548401) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/94018821/2548403) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/94018821/2548405) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/94018821/2548408) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/94018821/2548409) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/94018821/2548412) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/94018821/2548413) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/94018821/2548415) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/94018821/2548418) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/94018821/2548420) - pbox-IMG.jpg ## Floorplans - ![pbox-FP.jpg](/listings/photos/94018821/2548422) - pbox-FP.jpg ## EPC Graphs - ![EPC Rating Graph](/listings/photos/94018821/2548423) - EPC Rating Graph ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 23 MANOR GROVE, STAFFORD, STAFFORDSHIRE, ST16 1QL | £330,000 | 25/05/2018 | 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 | |---------|-------|------|------| | 35 CARDER AVENUE, STAFFORD, STAFFORDSHIRE, ST16 1QU | £230,000 | 18/12/2025 | Semi-detached | | 36 CRAB LANE, STAFFORD, STAFFORDSHIRE, ST16 1SA | £245,000 | 18/12/2025 | Semi-detached | | 348 ECCLESHALL ROAD, STAFFORD, STAFFORDSHIRE, ST16 1JN | £360,000 | 19/11/2025 | Semi-detached | | 9 HARCOURT WAY, STAFFORD, STAFFORDSHIRE, ST16 1QZ | £200,000 | 27/06/2025 | Semi-detached | | 21 WOOTTON DRIVE, STAFFORD, STAFFORDSHIRE, ST16 1PU | £240,000 | 01/12/2023 | Semi-detached | | 5 WOOTTON DRIVE, STAFFORD, STAFFORDSHIRE, ST16 1PU | £292,500 | 24/11/2023 | Semi-detached | | 29 BERRY ROAD, STAFFORD, STAFFORDSHIRE, ST16 1SE | £260,000 | 31/10/2023 | Semi-detached | | 16 BERRY ROAD, STAFFORD, STAFFORDSHIRE, ST16 1SE | £225,000 | 18/08/2023 | Semi-detached | | 14 DEARNSDALE CLOSE, STAFFORD, STAFFORDSHIRE, ST16 1SD | £250,000 | 16/12/2022 | Semi-detached | | 348 ECCLESHALL ROAD, STAFFORD, STAFFORDSHIRE, ST16 1JN | £319,000 | 09/12/2022 | Semi-detached | | [Same street] 11 MANOR GROVE, STAFFORD, STAFFORDSHIRE, ST16 1QL | £407,500 | 08/11/2022 | Detached | | 383 ECCLESHALL ROAD, STAFFORD, STAFFORDSHIRE, ST16 1PF | £285,000 | 27/10/2022 | Semi-detached | **Street average:** £407,500 (1 sale) **Area average:** £264,227 (11 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £216,670 (39 Semi-detached, ST16, 2024–2026) - **Deviation:** +10.8% ## Rental Range *ONS Price Index of Private Rents (Stafford). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £811/mo - **Realistic:** £901/mo - **Optimistic:** £991/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Mid Staffs (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £738/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 Detached House, The Ridgeway, ST16 | £900/mo | 3 | 0.69 miles | OpenRent | | 3 Bed Semi-Detached House, Meadowbank Walk, ST16 | £1,150/mo | 3 | 0.75 miles | OpenRent | **Average rent: £1,025/mo (2 listings)** ## 1% Rule - **Rent ratio:** 0.43% (weak for cashflow) - **Max investor price (0.8%):** £128,125 - **Target investor price (1%):** £102,500 *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 £1,025/mo).* - **Gross yield:** 5.1% - **Cost-to-rent:** 19.5× - **Monthly cashflow:** £-48/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -0.8% *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:** £1,765/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 29.1% - **10y growth:** 46.6% ## House Price Index (HM Land Registry) *Official index for Stafford; Semi-detached series; as of July 2026.* - **1y growth (index):** 4% - **5y growth (index):** 23.4% - **10y growth (index):** 46.8% ## 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)