# 3 bedroom semi-detached house for sale (WS13 7PS) ## Property Details | Key | Value | |-----|-------| | Address | 20 SIMPSON ROAD, LICHFIELD, STAFFORDSHIRE WS13 7PS | | Price | £300,000 | | Bedrooms | 3 | | Bathrooms | 1 | | Council tax | C | | Construction age | England and Wales: 1950-1966 | | Floor area | 89 m² | | Last sold | £300,000 May 2025 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** B - **Expiry date:** 17/09/2034 - **Current heating cost:** £1,007/year - **Est. upgrade cost to C:** £14,725 ### Recommendations - A (£100 - £350) - W2 (£4,000 - £6,000) - 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/0300-2878-2410-2094-1241) ## Description Located in a fabulous plot with huge rear garden and plenty of further extension potential, this very spacious and completely re-designed 3 bedroom family semi-detached in sought after residential location, with 3 car drive. The very spacious interior has a really good internal flow and includes welcoming square reception hall, a huge living room with space for both lounge & dining areas, a Conservatory/diner overlooking the rear garden, a fitted kitchen with pantry, a large family room converted from the original garage., 3 exceptional 1st floor bedrooms, family shower room & separate wc, an exceptionally large rear garden which offers tremendous scope and potential for further extension. Freehold tenure, gas centrally heated & uPVC double glazed. Viewing of this perfect large family home is strongly recommended. Occupying an enviable location just off Curborough Road, within a sought after residential district, from where you can enjoy a delightful stroll via St. Chads Road into the very heart of Lichfield Medieval Cathedral City Centre with its vibrant shops, restaurants, gastro pubs and theatre. This residential position is ideally placed for the family buyer located close to The Willows Primary School, walking distance to Netherstowe & The Friary Senior Schools, easy walks to Co-op local and Morrisons Superstore located just at the end of Wheel Lane, as well as close proximity to Beacon Park, Lichfield Trent Valley Rail Station linking London Euston and Lichfield City Rail Station to Birmingham New Street station. The A38 and M6 Toll Road linking surrounding Midland commercial Centres and National Motorway Network are within easy access. ## Property Photos - ![Picture No. 06](/listings/photos/153414548/591838) - Picture No. 06 - ![Picture No. 04](/listings/photos/153414548/591839) - Picture No. 04 - ![Picture No. 18](/listings/photos/153414548/591842) - Picture No. 18 - ![Picture No. 16](/listings/photos/153414548/591843) - Picture No. 16 - ![Picture No. 17](/listings/photos/153414548/591845) - Picture No. 17 - ![Picture No. 02](/listings/photos/153414548/591846) - Picture No. 02 - ![Picture No. 14](/listings/photos/153414548/591847) - Picture No. 14 - ![Picture No. 15](/listings/photos/153414548/591848) - Picture No. 15 - ![Picture No. 08](/listings/photos/153414548/591850) - Picture No. 08 - ![Picture No. 07](/listings/photos/153414548/591851) - Picture No. 07 - ![Picture No. 09](/listings/photos/153414548/591858) - Picture No. 09 - ![Picture No. 10](/listings/photos/153414548/591863) - Picture No. 10 - ![Picture No. 11](/listings/photos/153414548/591867) - Picture No. 11 - ![Picture No. 12](/listings/photos/153414548/591869) - Picture No. 12 - ![Picture No. 13](/listings/photos/153414548/591871) - Picture No. 13 - ![Picture No. 05](/listings/photos/153414548/591872) - Picture No. 05 - ![Picture No. 03](/listings/photos/153414548/591876) - Picture No. 03 ## Floorplans - ![Floorplan](/listings/photos/153414548/591882) - Floorplan ## EPC Graphs - ![EPC Rating Graph](/listings/photos/153414548/591898) - EPC Rating Graph ## FENSA Certificates This property has 1 FENSA certificate(s) on record. ### FENSA Certificate #13438831 - **Address:** 20 Simpson Road, LICHFIELD, WS13 7PS - **Certificate Issued:** 18/03/2019 - **Work Completed:** 02/02/2019 - **Items:** 1 door(s) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 20 SIMPSON ROAD, LICHFIELD, STAFFORDSHIRE, WS13 7PS | £300,000 | 09/05/2025 | Semi-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 | |---------|-------|------|------| | 14 LINCOLN CLOSE, LICHFIELD, STAFFORDSHIRE, WS13 7SW | £260,000 | 20/02/2025 | Semi-detached | | 26 FRANCIS ROAD, LICHFIELD, STAFFORDSHIRE, WS13 7JX | £300,000 | 20/11/2023 | Semi-detached | | 1 ANGLESEY ROAD, LICHFIELD, STAFFORDSHIRE, WS13 7NU | £232,000 | 13/11/2023 | Semi-detached | | 107 PURCELL AVENUE, LICHFIELD, STAFFORDSHIRE, WS13 7PH | £150,500 | 15/09/2023 | Semi-detached | | 19 FRANCIS ROAD, LICHFIELD, STAFFORDSHIRE, WS13 7JX | £275,000 | 10/08/2023 | Semi-detached | | 89 MEADOWBROOK ROAD, LICHFIELD, STAFFORDSHIRE, WS13 7RN | £275,000 | 30/06/2023 | Semi-detached | | [Same street] 54 SIMPSON ROAD, LICHFIELD, STAFFORDSHIRE, WS13 7PS | £365,200 | 21/06/2023 | Semi-detached | | 23 NORWICH CLOSE, LICHFIELD, STAFFORDSHIRE, WS13 7SJ | £245,000 | 26/05/2023 | Semi-detached | | 22 FRANCIS ROAD, LICHFIELD, STAFFORDSHIRE, WS13 7JX | £285,000 | 27/03/2023 | Semi-detached | | 65 MEADOWBROOK ROAD, LICHFIELD, STAFFORDSHIRE, WS13 7RN | £318,000 | 13/12/2022 | Semi-detached | | 31 PONES GREEN, LICHFIELD, STAFFORDSHIRE, WS13 7NW | £275,000 | 09/12/2022 | Semi-detached | | 138 CURBOROUGH ROAD, LICHFIELD, STAFFORDSHIRE, WS13 7PW | £240,000 | 02/12/2022 | Semi-detached | | 3 FRANCIS ROAD, LICHFIELD, STAFFORDSHIRE, WS13 7JX | £255,000 | 24/11/2022 | Semi-detached | | 145 CURBOROUGH ROAD, LICHFIELD, STAFFORDSHIRE, WS13 7PW | £353,000 | 11/11/2022 | Semi-detached | | 60 PONESFIELD ROAD, LICHFIELD, STAFFORDSHIRE, WS13 7NN | £215,000 | 07/10/2022 | Semi-detached | | 13 PONESFIELD ROAD, LICHFIELD, STAFFORDSHIRE, WS13 7NL | £200,000 | 27/09/2022 | Semi-detached | | 54 PONESFIELD ROAD, LICHFIELD, STAFFORDSHIRE, WS13 7NN | £225,000 | 09/09/2022 | Semi-detached | | 11 ST ANNES ROAD, LICHFIELD, STAFFORDSHIRE, WS13 7RE | £132,750 | 26/08/2022 | Semi-detached | | 27 SIMPSON ROAD, LICHFIELD, STAFFORDSHIRE, WS13 7PT | £313,000 | 19/08/2022 | Semi-detached | | 1 ANGLESEY ROAD, LICHFIELD, STAFFORDSHIRE, WS13 7NU | £197,000 | 06/06/2022 | Semi-detached | | 78 PONESFIELD ROAD, LICHFIELD, STAFFORDSHIRE, WS13 7NN | £214,000 | 27/05/2022 | Semi-detached | | [Same street] 38 SIMPSON ROAD, LICHFIELD, STAFFORDSHIRE, WS13 7PS | £285,000 | 04/02/2022 | Semi-detached | **Street average:** £325,100 (2 sales) **Area average:** £248,013 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £337,370 (37 Semi-detached, WS13, 2024–2026) - **Deviation:** -11.1% ## Rental Range *ONS Price Index of Private Rents (Lichfield). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £985/mo - **Realistic:** £1,094/mo - **Optimistic:** £1,203/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 Semi-Detached House, Summer Grove, WS13 | £1,195/mo | 3 | 0.5 miles | OpenRent | **Average rent: £1,195/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.4% (weak for cashflow) - **Max investor price (0.8%):** £149,375 - **Target investor price (1%):** £119,500 *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 £1,195/mo).* - **Gross yield:** 4.8% - **Cost-to-rent:** 20.9× - **Monthly cashflow:** £-131/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -1.8% *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:** £3,371/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 19.1% - **10y growth:** 26.6% ## House Price Index (HM Land Registry) *Official index for Lichfield; Semi-detached series; as of March 2026.* - **1y growth (index):** 4.9% - **5y growth (index):** 26.7% - **10y growth (index):** 64% ## 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)