For sale Detached

2 BEESTON RIDGE

STAFFORD, STAFFORDSHIRE ST17 9LA

3 beds 1 baths 818 sq ft Listed 29 Jan 2026 (-132d)

£130,000

Guide Price

Reduced on 25 Mar 2026 · Was £140,000

Save

# 3 bedroom detached house for sale (ST17 9LA)

## Property Details

| Key | Value |
|-----|-------|
| Address | 2 BEESTON RIDGE, STAFFORD, STAFFORDSHIRE ST17 9LA |
| Price | £130,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Council tax | C |
| Construction age | England and Wales: 1983-1990 |
| Floor area | 76 m² |
| Last sold | £133,000 Oct 2024 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Current heating cost:** £570/year
- **Est. upgrade cost to C:** £17,123

### Recommendations
- W2 (£4,000 - £6,000)
- C (£15 - £30)
- I (£2,200 - £3,000)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/3812-8527-0130-0948-7222)

## Description

Upon entering, you are met with two versatile reception rooms – ideal for both family living and entertaining – along with a separate, kitchen that overlooks the rear garden.

Upstairs, you’ll find three comfortable bedrooms and a family bathroom. The property also boasts a lovely rear garden, perfect for outdoor dining, gardening, or simply relaxing in the sunshine.

With plenty of potential to personalise and make your own, this delightful home is perfect for growing families or anyone seeking extra space both inside and out.

This property is for sale by the Modern Method of Auction, meaning the buyer and seller are to Complete within 90 days (the `Reservation Period`). Interested parties personal data will be shared with the Auctioneer (iamsold). If considering buying with a mortgage, inspect and consider the property carefully with your lender before bidding. A Buyer Information Pack is provided. The winning bidder will pay £ 349.00 including VAT for this pack which you must view before bidding. The buyer signs a Reservation Agreement and makes payment of a non-refundable Reservation Fee of 4.50% of the purchase price including VAT, subject to a minimum of £ 6,600.00 including VAT. This is paid to reserve the property to the buyer during the Reservation Period and is paid in addition to the purchase price. This is considered within calculations for Stamp Duty Land Tax. Services may be recommended by the Agent or Auctioneer in which they will receive payment from the service provider if the service is taken. Payment varies but will be no more than £450.00. These services are optional.

## Property Photos

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- ![pbox-IMG.jpg](/listings/photos/171567488/86995) - pbox-IMG.jpg

## Floorplans

- ![Floorplan](/listings/photos/171567488/86996) - Floorplan
- ![pbox-FP.jpg](/listings/photos/171567488/86997) - pbox-FP.jpg

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/171567488/86998) - EPC Rating Graph

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #7274306
- **Address:** 2 Beeston Ridge, STAFFORD, ST17 9LA
- **Certificate Issued:** 05/04/2010
- **Work Completed:** 18/03/2010
- **Items:** 12 window(s), 3 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 2 BEESTON RIDGE, STAFFORD, STAFFORDSHIRE, ST17 9LA | £133,000 | 23/10/2024 | 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 |
|---------|-------|------|------|
| 1 CARISBROOKE DRIVE, STAFFORD, STAFFORDSHIRE, ST17 9JY | £257,500 | 17/11/2023 | Detached |
| 15 KELD AVENUE, STAFFORD, STAFFORDSHIRE, ST17 9HY | £298,000 | 19/05/2023 | Detached |
| [Same street] 11 BEESTON RIDGE, STAFFORD, STAFFORDSHIRE, ST17 9LA | £175,000 | 24/02/2023 | Semi-detached |
| 11 LINDEN CLOSE, STAFFORD, STAFFORDSHIRE, ST17 9TH | £165,000 | 18/11/2022 | Detached |
| 64 CARISBROOKE DRIVE, STAFFORD, STAFFORDSHIRE, ST17 9JY | £190,000 | 15/08/2022 | Detached |
| 8 CASTLE ACRE, STAFFORD, STAFFORDSHIRE, ST17 9YU | £268,218 | 03/08/2022 | Detached |
| 19 CARISBROOKE DRIVE, STAFFORD, STAFFORDSHIRE, ST17 9JY | £300,000 | 28/07/2022 | Detached |
| 1 HELFORD GROVE, STAFFORD, STAFFORDSHIRE, ST17 9BW | £288,000 | 14/06/2022 | Detached |
| 8 TAMAR GROVE, STAFFORD, STAFFORDSHIRE, ST17 9SL | £190,000 | 29/04/2022 | Detached |
| 5 ORWELL DRIVE, STAFFORD, STAFFORDSHIRE, ST17 9AY | £162,500 | 11/02/2022 | Detached |
| 24 TORRIDGE DRIVE, STAFFORD, STAFFORDSHIRE, ST17 9AT | £237,000 | 10/09/2021 | Detached |

**Street average:** £175,000 (1 sale)
**Area average:** £235,622 (10 sales)

## Price vs local average

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

- **Local average:** £409,104 (43 Detached, ST17, 2024–2026)
- **Deviation:** -68.2%

## Rental Range

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

- **Low:** £799/mo
- **Realistic:** £888/mo
- **Optimistic:** £977/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, Landor Way, ST17 | £1,300/mo | 3 | 0.2 miles | OpenRent |

**Average rent: £1,300/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 1% (strong)
- **Max investor price (0.8%):** £162,500
- **Target investor price (1%):** £130,000

*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 £1,300/mo).*

- **Gross yield:** 12%
- **Cost-to-rent:** 8.3×
- **Monthly cashflow:** £633/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 20.2%

*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:** £1,711/m²

## Capital growth trend

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

- **5y growth:** 2.5%
- **10y growth:** 43.6%

## House Price Index (HM Land Registry)

*Official index for Stafford; Detached series; as of March 2026.*

- **1y growth (index):** 3.1%
- **5y growth (index):** 25.5%
- **10y growth (index):** 50.7%

## 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)

Listing type

Auction

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Property details

Listing category

Auction

Tenure

FREEHOLD

Floor area

76 m²

Council tax band

EPC rating

Year built

England and Wales: 1983-1990

Last sold

£133,000 Oct 2024

Price per m²

£1,711/m²

Local average

£409,104 (-68.2%)

Deprivation

Decile 3 (7,268 of 33,755)

Street crime

110 incidents within 1 mile (Apr 2026)

Key features

- CASH BUYERS ONLY
- Structual Survey Highly Reccomended
- Detached 3-bedroom home
- Corner plot with driveway and garage
- Two reception rooms
- Separate kitchen
- Good-sized rear garden
- Family bathroom

Additional details

Parking: Yes
Garden: Yes

Description

This well-presented three-bedroom detached property offers fantastic living space in a sought-after location. Set on a generous corner plot, the home features its own private driveway and a garage, providing ample parking and storage.

Upon entering, you are met with two versatile reception rooms – ideal for both family living and entertaining – along with a separate, kitchen that overlooks the rear garden.

Upstairs, you’ll find three comfortable bedrooms and a family bathroom. The property also boasts a lovely rear garden, perfect for outdoor dining, gardening, or simply relaxing in the sunshine.

With plenty of potential to personalise and make your own, this delightful home is perfect for growing families or anyone seeking extra space both inside and out.

This property is for sale by the Modern Method of Auction, meaning the buyer and seller are to Complete within 90 days (the `Reservation Period`). Interested parties personal data will be shared with the Auctioneer (iamsold). If considering buying with a mortgage, inspect and consider the property carefully with your lender before bidding. A Buyer Information Pack is provided. The winning bidder will pay £ 349.00 including VAT for this pack which you must view before bidding. The buyer signs a Reservation Agreement and makes payment of a non-refundable Reservation Fee of 4.50% of the purchase price including VAT, subject to a minimum of £ 6,600.00 including VAT. This is paid to reserve the property to the buyer during the Reservation Period and is paid in addition to the purchase price. This is considered within calculations for Stamp Duty Land Tax. Services may be recommended by the Agent or Auctioneer in which they will receive payment from the service provider if the service is taken. Payment varies but will be no more than £450.00. These services are optional.

Listed by

Stafford

Countrywide UK Sales - Connells

Reference: 171567488

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 28/03/2022

Current heating cost: £570/year

Potential heating cost: £486/year

Est. upgrade cost to C: £17,123

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Floor insulation (solid floor) (£4,000 - £6,000)
Increase hot water cylinder insulation (£15 - £30)
Replace boiler with new condensing boiler (£2,200 - £3,000)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

pbox-FP.jpg

EPC Graphs

EPC Rating Graph

FENSA Certificates

This property has 1 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #7274306

Property Details

Street: 2 Beeston Ridge

Town: STAFFORD

Postcode: ST17 9LA

Installation Details

Items: 12 windows and 3 doors

Certificate Issued: 05/04/2010

Work Completed: 18/03/2010

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

Event	Date	Price	% change
Listed for sale	—	£130,000	-2.3%
Sold	23/10/2024 (1 year ago)	£133,000	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

Same street and nearby sales within 0.25 miles (last 5 years). Data from Land Registry Price Paid.

Address	Price	Date	Type
1 CARISBROOKE DRIVE, STAFFORD, STAFFORDSHIRE, ST17 9JY	£257,500	17/11/2023	Detached
15 KELD AVENUE, STAFFORD, STAFFORDSHIRE, ST17 9HY	£298,000	19/05/2023	Detached
Same street 11 BEESTON RIDGE, STAFFORD, STAFFORDSHIRE, ST17 9LA	£175,000	24/02/2023	Semi-detached
11 LINDEN CLOSE, STAFFORD, STAFFORDSHIRE, ST17 9TH	£165,000	18/11/2022	Detached
64 CARISBROOKE DRIVE, STAFFORD, STAFFORDSHIRE, ST17 9JY	£190,000	15/08/2022	Detached
8 CASTLE ACRE, STAFFORD, STAFFORDSHIRE, ST17 9YU	£268,218	03/08/2022	Detached
19 CARISBROOKE DRIVE, STAFFORD, STAFFORDSHIRE, ST17 9JY	£300,000	28/07/2022	Detached
1 HELFORD GROVE, STAFFORD, STAFFORDSHIRE, ST17 9BW	£288,000	14/06/2022	Detached
8 TAMAR GROVE, STAFFORD, STAFFORDSHIRE, ST17 9SL	£190,000	29/04/2022	Detached
5 ORWELL DRIVE, STAFFORD, STAFFORDSHIRE, ST17 9AY	£162,500	11/02/2022	Detached
24 TORRIDGE DRIVE, STAFFORD, STAFFORDSHIRE, ST17 9AT	£237,000	10/09/2021	Detached

Street average: £175,000 (1 sale)

Area average: £235,622 (10 sales)

Capital growth trend

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

5y growth 2.5%

10y growth 43.6%

House Price Index (HM Land Registry — official index, not sold-price averages): Stafford. Series: Detached. As of March 2026.

1y (index) 3.1%

5y (index) 25.5%

10y (index) 50.7%

Rental Range

Estimated market rent for Stafford. Low = conservative, Realistic = average, Optimistic = best case.

Low £799/mo

Realistic £888/mo

Optimistic £977/mo

Based on Local Authority from postcode lookup → Stafford.

LHA (30th percentile) floor for Mid Staffs: £738/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View ST17 9LA

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	Oxleathers Court	0.1 miles
Shop	Spar	0.5 miles
Shop	Morrisons Daily	0.5 miles
Hospital	Rowley Hall Hospital	0.6 miles
Train station	Stafford	1.2 miles
Hospital	St George's Hospital	1.9 miles
University	Staffordshire University Blackheath Lane Site	3.2 miles
Train station	Penkridge	4.6 miles

Street-level crime

Category	Count
Violence and sexual offences	49
Anti-social behaviour	28
Criminal damage and arson	13
Shoplifting	5
Other crime	4
Public order	4
Drugs	2
Possession of weapons	2
Burglary	1
Other theft	1
Robbery	1
Total incidents	110

Within 1 mile during Apr 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Castlechurch Primary School	Primary	0.3 miles	Good — 14 Dec 2023
Blessed Mother Teresa's Catholic Primary School	Primary	0.4 miles	Good — 18 May 2022
King Edward VI High School	Secondary	0.6 miles	Good — 4 Sep 2018
Stafford Grammar School	Other	0.6 miles	— (No rating)
Rowley Park Primary Academy	Primary	0.6 miles	Good — 26 May 2017

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, Landor Way, ST17	£1,300/mo	3	0.2 miles	OpenRent

Average rent: £1,300/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 1%

Max investor price (0.8%) £162,500

Target investor price (1%) £130,000

Gross yield 12%

Cost-to-rent ratio 8.3×

Monthly cashflow £633/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 20.2%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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).