For sale Detached

THE PADDOCK

BELLAPORT ROAD, MARKET DRAYTON, NORTON IN HALES, SHROPSHIRE TF9 4AY

4 beds 3 baths 2,131 sq ft Listed 10 Aug 2026 (-15d)

£845,000

Guide Price

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# 4 bedroom detached house for sale (TF9 4AY)

## Property Details

| Key | Value |
|-----|-------|
| Address | THE PADDOCK, BELLAPORT ROAD, MARKET DRAYTON, NORTON IN HALES, SHROPSHIRE TF9 4AY |
| Price | £845,000 |
| Bedrooms | 4 |
| Bathrooms | 3 |
| Council tax | F |
| Construction age | England and Wales: before 1900 |
| Floor area | 198 m² |
| Last sold | £425,000 May 2005 |

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** C
- **Expiry date:** 03/06/2034
- **Current heating cost:** £2,496/year
- **Est. upgrade cost to C:** £24,125

### Recommendations
- A (£100 - £350)
- Q (£4,000 - £14,000)
- W2 (£4,000 - £6,000)
- G (£350 - £450)
- 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/2947-6153-1827-1388-1912)

## Description

A most elegant four bedroom detached Edwardian residence standing in outstanding established gardens to 0.41 of an acre enjoying delightful countryside views within North Shropshire affording well appointed accommodation incorporating a range of attractive features of great character and benefiting from a self- contained suite if required.  Viewing highly recommended.

## Property Photos

- ![Photo 9](/listings/photos/91827510/1885049) - Photo 9
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- ![Photo 13](/listings/photos/91827510/1885086) - Photo 13
- ![Photo 59](/listings/photos/91827510/1885087) - Photo 59

## Floorplans

- ![Floorplan 1](/listings/photos/91827510/1885088) - Floorplan 1
- ![Floorplan 2](/listings/photos/91827510/1885089) - Floorplan 2

## EPC Graphs

- ![EPC](/listings/photos/91827510/1885090) - EPC
- ![EPC Certificate](/listings/photos/91827510/1885091) - EPC Certificate

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| THE PADDOCK BELLAPORT ROAD, NORTON IN HALES, MARKET DRAYTON, NORTH SHROPSHIRE, SHROPSHIRE, TF9 4AY | £425,000 | 20/05/2005 | 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 |
|---------|-------|------|------|
| 3 EDEN GROVE, LOGGERHEADS, MARKET DRAYTON, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, TF9 4EB | £280,000 | 25/02/2026 | Detached |
| 17 BURNT OAKS PLACE, LOGGERHEADS, MARKET DRAYTON, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, TF9 4RU | £415,000 | 09/02/2026 | Detached |
| THE OLD POST OFFICE, ASTON, MARKET DRAYTON, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, TF9 4JF | £700,000 | 05/01/2026 | Detached |
| 51 MAIN ROAD, NORTON IN HALES, MARKET DRAYTON, SHROPSHIRE, TF9 4AT | £695,000 | 17/12/2025 | Detached |
| 6 QUEEN MARGARETS ROAD, LOGGERHEADS, MARKET DRAYTON, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, TF9 4EP | £230,000 | 17/12/2025 | Detached |
| TALIESIN, ASHLEY HEATH, MARKET DRAYTON, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, TF9 4PL | £575,000 | 28/11/2025 | Detached |
| RANWORTH ECCLESHALL ROAD, LOGGERHEADS, MARKET DRAYTON, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, TF9 4NX | £395,000 | 26/11/2025 | Detached |
| 64 CHESTNUT ROAD, LOGGERHEADS, MARKET DRAYTON, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, TF9 4RF | £410,000 | 24/11/2025 | Detached |
| 24 MUCKLESTONE ROAD, LOGGERHEADS, MARKET DRAYTON, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, TF9 4ER | £250,000 | 21/11/2025 | Detached |
| 18 LEIGHTON VIEW, LOGGERHEADS, MARKET DRAYTON, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, TF9 4FH | £345,000 | 14/11/2025 | Detached |
| 8 BURNT OAKS PLACE, LOGGERHEADS, MARKET DRAYTON, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, TF9 4RU | £410,000 | 07/11/2025 | Detached |
| 1 HEATHCOTE AVENUE, HOOKGATE, MARKET DRAYTON, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, TF9 4QF | £540,000 | 01/10/2025 | Detached |
| 37 MUCKLESTONE WOOD LANE, LOGGERHEADS, MARKET DRAYTON, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, TF9 4ED | £327,000 | 26/09/2025 | Detached |
| NORRIS HILL SOVEREIGN LANE, ASHLEY, MARKET DRAYTON, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, TF9 4LS | £455,000 | 12/09/2025 | Detached |
| 7 BURNTWOOD VIEW, LOGGERHEADS, MARKET DRAYTON, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, TF9 4GZ | £360,000 | 01/09/2025 | Detached |
| GER Y COED CHAPEL LANE, HOOKGATE, MARKET DRAYTON, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, TF9 4QP | £485,000 | 15/08/2025 | Detached |
| EPAGGELION CHAPEL LANE, HOOKGATE, MARKET DRAYTON, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, TF9 4QP | £490,000 | 17/07/2025 | Detached |
| OAK VIEW NEWCASTLE ROAD, LOGGERHEADS, MARKET DRAYTON, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, TF9 4PH | £493,000 | 30/06/2025 | Detached |
| 7 PINE COURT, LOGGERHEADS, MARKET DRAYTON, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, TF9 4QS | £110,000 | 13/06/2025 | Detached |
| LONG SHOOTS, WILLOUGHBRIDGE, MARKET DRAYTON, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, TF9 4JJ | £1,600,000 | 15/05/2025 | Detached |

**Area average:** £478,250 (20 sales)

## Price vs local average

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

- **Local average:** £469,519 (66 Detached, TF9, 2024–2026)
- **Deviation:** +80%

## Rental Range

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

- **Low:** £735/mo
- **Realistic:** £817/mo
- **Optimistic:** £899/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Shropshire (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £972/mo

## 1% Rule

- **Rent ratio:** 0.1% (weak for cashflow)
- **Max investor price (0.8%):** £102,125
- **Target investor price (1%):** £81,700

*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 Area rent estimate.*

## Price per Square Metre

- **£/m²:** £4,268/m²

## Capital growth trend

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

- **5y growth:** 25.2%
- **10y growth:** 39.8%

## House Price Index (HM Land Registry)

*Official index for Shropshire; Detached series; as of May 2026.*

- **1y growth (index):** 3.2%
- **5y growth (index):** 22.8%
- **10y growth (index):** 47.4%

## 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)

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Property details

Tenure

FREEHOLD

Floor area

198 m²

Council tax band

EPC rating

Year built

England and Wales: before 1900

Last sold

£425,000 May 2005

Price per m²

£4,268/m²

Local average

£469,519 (+80%)

Deprivation

Decile 7 (22,351 of 33,755)

Street crime

5 incidents within 1 mile (Jun 2026)

Key features

A delightful Edwardian period residence of significant size and style
Standing in outstanding rural countryside within the North Shropshire village of Norton In Hales and nearby to historic Audlem
Affording significant period character and versatile ground floor accommodation with self-contained suite potential
With established gardens and grounds to 0.41 of an acre including timber chalet and lovely tranquil areas
Providing delightfully appointed accommodation throughout to 2214 sqft
Three spacious reception rooms, dining kitchen and utility room
Ground floor bedroom and shower room
First floor principal bedroom, dressing room and en-suite bathroom
Two further double bedrooms, family bathroom and study
Viewing highly recommended

Additional details

Parking: Yes
Garden: Yes

Description

Listed by

Nantwich

Cheshire Lamont

Reference: 91827510

EPC Rating & Upgrade Cost

Current rating: E

Potential rating: C

Inspection date: 04/06/2024

Expiry date: 03/06/2034

Current heating cost: £2,496/year

Potential heating cost: £1,440/year

Est. upgrade cost to C: £24,125

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

Recommendations

Increase loft insulation to 270 mm (£100 - £350)
50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (solid floor) (£4,000 - £6,000)
Upgrade heating controls (£350 - £450)
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)

Registered land (INSPIRE)

This location is outside the imported HM Land Registry INSPIRE registered freehold polygons.

Source: HM Land Registry INSPIRE Index Polygons.

Floorplans

Floorplan 1

Floorplan 2

EPC Graphs

EPC

EPC Certificate

Price history

Event	Date	Price	% change
Listed for sale	—	£845,000	+98.8%
Sold	20/05/2005 (21 years ago)	£425,000	—

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
3 EDEN GROVE, LOGGERHEADS, MARKET DRAYTON, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, TF9 4EB	£280,000	25/02/2026	Detached
17 BURNT OAKS PLACE, LOGGERHEADS, MARKET DRAYTON, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, TF9 4RU	£415,000	09/02/2026	Detached
THE OLD POST OFFICE, ASTON, MARKET DRAYTON, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, TF9 4JF	£700,000	05/01/2026	Detached
51 MAIN ROAD, NORTON IN HALES, MARKET DRAYTON, SHROPSHIRE, TF9 4AT	£695,000	17/12/2025	Detached
6 QUEEN MARGARETS ROAD, LOGGERHEADS, MARKET DRAYTON, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, TF9 4EP	£230,000	17/12/2025	Detached
TALIESIN, ASHLEY HEATH, MARKET DRAYTON, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, TF9 4PL	£575,000	28/11/2025	Detached
RANWORTH ECCLESHALL ROAD, LOGGERHEADS, MARKET DRAYTON, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, TF9 4NX	£395,000	26/11/2025	Detached
64 CHESTNUT ROAD, LOGGERHEADS, MARKET DRAYTON, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, TF9 4RF	£410,000	24/11/2025	Detached
24 MUCKLESTONE ROAD, LOGGERHEADS, MARKET DRAYTON, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, TF9 4ER	£250,000	21/11/2025	Detached
18 LEIGHTON VIEW, LOGGERHEADS, MARKET DRAYTON, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, TF9 4FH	£345,000	14/11/2025	Detached
8 BURNT OAKS PLACE, LOGGERHEADS, MARKET DRAYTON, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, TF9 4RU	£410,000	07/11/2025	Detached
1 HEATHCOTE AVENUE, HOOKGATE, MARKET DRAYTON, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, TF9 4QF	£540,000	01/10/2025	Detached
37 MUCKLESTONE WOOD LANE, LOGGERHEADS, MARKET DRAYTON, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, TF9 4ED	£327,000	26/09/2025	Detached
NORRIS HILL SOVEREIGN LANE, ASHLEY, MARKET DRAYTON, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, TF9 4LS	£455,000	12/09/2025	Detached
7 BURNTWOOD VIEW, LOGGERHEADS, MARKET DRAYTON, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, TF9 4GZ	£360,000	01/09/2025	Detached
GER Y COED CHAPEL LANE, HOOKGATE, MARKET DRAYTON, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, TF9 4QP	£485,000	15/08/2025	Detached
EPAGGELION CHAPEL LANE, HOOKGATE, MARKET DRAYTON, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, TF9 4QP	£490,000	17/07/2025	Detached
OAK VIEW NEWCASTLE ROAD, LOGGERHEADS, MARKET DRAYTON, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, TF9 4PH	£493,000	30/06/2025	Detached
7 PINE COURT, LOGGERHEADS, MARKET DRAYTON, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, TF9 4QS	£110,000	13/06/2025	Detached
LONG SHOOTS, WILLOUGHBRIDGE, MARKET DRAYTON, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, TF9 4JJ	£1,600,000	15/05/2025	Detached

Area average: £478,250 (20 sales)

Capital growth trend

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

5y growth 25.2%

10y growth 39.8%

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

1y (index) 3.2%

5y (index) 22.8%

10y (index) 47.4%

Rental Range

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

Low £735/mo

Realistic £817/mo

Optimistic £899/mo

Based on Local Authority from postcode lookup → Shropshire.

LHA (30th percentile) floor for Shropshire: £972/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View TF9 4AY

Address

Bellaport Road

Nearby

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

Type	Name	Distance
Bus stop	Sunrise	1.6 miles
Bus stop	Kinsey Heath, Woodhouse Lane / Woodhouse Farm	2.0 miles
Shop	Panda's Pantry	2.8 miles
Shop	Adam Josef Salon	3.2 miles
Train station	Wrenbury	7.7 miles
University	Keele University	8.3 miles
Train station	Nantwich	8.4 miles
Hospital	Whitchurch Community Hospital	9.6 miles
Hospital	North Staffordshire Nuffield Hospital	9.9 miles
University	University of Buckingham Crewe Campus	10.0 miles

Street-level crime

Category	Count
Criminal damage and arson	3
Burglary	1
Violence and sexual offences	1
Total incidents	5

Within 1 mile during Jun 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
Norton-in-Hales CofE Primary School	Primary	0.6 miles	Good — 11 Jan 2013
St Mary's CofE (A) Primary School	Primary	2.0 miles	Good — 10 Jun 2015
Adderley CofE Primary School	Primary	2.5 miles	Outstanding — 4 Jul 2024
Woore Primary and Nursery School	Primary	2.7 miles	Good — 10 Dec 2023
Longlands Primary School	Primary	3.1 miles	Good — 20 Sep 2023

Rental Comparables

Loading rental comparables for this postcode. Refresh in a few minutes.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.1%

Max investor price (0.8%) £102,125

Target investor price (1%) £81,700

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).