# 2 bedroom terraced house for sale (ST16 3UN)

## Property Details

| Key | Value |
|-----|-------|
| Address | 23 GRISSOM CLOSE, STAFFORD, STAFFORDSHIRE ST16 3UN |
| Price | £125,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Last sold | £123,000 Dec 2020 |

## Description

**SUMMARY**

"IMMACULATE THROUGHOUT, THIS TWO BEDROOM HOME WITH TWO ALLOCATED PARKING SPACES TO THE FRONT IS SITUATED WITHIN A POPULAR RESIDENTIAL AREA NEAR TO SCHOOLS & MOTORWAY LINKS AND IS AVAILABLE TO VIEW and is also offered for sale with no upward chain."

**DESCRIPTION**

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CONNELLS ESTATE AGENTS are pleased to market for sale this two bedroom terraced property in Stafford is near to schools, local amenities, bus links and motorway links.

The property briefly comprises of a entrance hall, lounge, kitchen, two bedrooms and a bathroom.

Externally to the front there are two allocated parking spaces and paved steps with shrub borders up to entrance.

To the rear there is a patio, lawn and gate to alleyway which provides access to front of property.

**Entrance Hall** 

Having a single glazed door to the front, radiator, laminate flooring and opening into the kitchen.

**Lounge** 16' 7" x 11' 8" ( 5.05m x 3.56m )

Having double glazed patio doors, radiator, television point, laminate flooring and stairs leading to the landing.

**Kitchen** 9' 3" x 8'  ( 2.82m x 2.44m )

Having a double glazed window to the front, this fitted kitchen offers wall and base cupboard units with laminate work surfaces over, sink and drainer, tiled splashbacks, integrated electric oven, four burner gas hob with cooker hood over, space for an upright fridge freezer, plumbing for washing machine, central heating boiler and vinyl flooring.

**Landing** 

Having stairs leading from the lounge, carpet flooring and doors to bedroom one, bedroom two and the bathroom.

**Bedroom 1** 11' 8" x 9' 5" ( 3.56m x 2.87m )

Having two double glazed windows to the front, built in storage cupboard, radiator and laminate flooring.

**Bedroom 2** 11' 7" x 7' 8" ( 3.53m x 2.34m )

Having a double glazed window to the rear, radiator and laminate flooring.

**Bathroom** 

Having a W.C., wash hand basin, bath with wall mounted shower over, extractor fan, part wall tiling, airing cupboard, access to loft and vinyl flooring.

**Externally** 

**Front** 

Having steps leading up to the front door and two allocated parking spaces.

**Rear** 

Fully enclosed by timber fencing and having a paved patio area, steps up to a lawn area, metal shed and a timber gate leading to access alley way to the front of the property.

1. MONEY LAUNDERING REGULATIONS - Intending purchasers will be asked to produce identification documentation at a later stage and we would ask for your co-operation in order that there will be no delay in agreeing the sale.

2: These particulars do not constitute part or all of an offer or contract.

3: The measurements indicated are supplied for guidance only and as such must be considered incorrect.

4: Potential buyers are advised to recheck the measurements before committing to any expense.

5: Connells has not tested any apparatus, equipment, fixtures, fittings or services and it is the buyers interests to check the working condition of any appliances.

6: Connells has not sought to verify the legal title of the property and the buyers must obtain verification from their solicitor.

## Property Photos

- ![Photo](/listings/photos/90454496/1145644)
- ![Photo](/listings/photos/90454496/1145648)
- ![Photo](/listings/photos/90454496/1145651)
- ![Photo](/listings/photos/90454496/1145653)
- ![Photo](/listings/photos/90454496/1145656)
- ![Photo](/listings/photos/90454496/1145657)
- ![Photo](/listings/photos/90454496/1145659)

## Floorplans

- ![Floorplan 1](/listings/photos/90454496/1145661) - Floorplan 1

## EPC Graphs

- ![EPC](/listings/photos/90454496/1145663) - EPC

## FENSA Certificates

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

### FENSA Certificate #14155002
- **Address:** 23 Grissom Close, STAFFORD, ST16 3UN
- **Certificate Issued:** 23/08/2020
- **Work Completed:** 12/08/2020
- **Items:** 4 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 23 GRISSOM CLOSE, STAFFORD, STAFFORDSHIRE, ST16 3UN | £123,000 | 11/12/2020 | Terraced |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| [Same street] 7 GRISSOM CLOSE, STAFFORD, STAFFORDSHIRE, ST16 3UN | £155,000 | 10/11/2023 | Semi-detached |
| 33 DICKSON ROAD, STAFFORD, STAFFORDSHIRE, ST16 3QG | £165,000 | 18/08/2023 | Terraced |
| 69 PROSPECT ROAD, STAFFORD, STAFFORDSHIRE, ST16 3NZ | £122,000 | 03/03/2023 | Terraced |
| 8 SHELLEY CLOSE, STAFFORD, STAFFORDSHIRE, ST16 3NU | £165,000 | 23/02/2023 | Terraced |
| 29 DICKSON ROAD, STAFFORD, STAFFORDSHIRE, ST16 3QG | £145,000 | 08/02/2023 | Terraced |
| [Same street] 33 GRISSOM CLOSE, STAFFORD, STAFFORDSHIRE, ST16 3UN | £175,000 | 13/01/2023 | Semi-detached |
| [Same street] 41 GRISSOM CLOSE, STAFFORD, STAFFORDSHIRE, ST16 3UN | £160,000 | 21/12/2022 | Semi-detached |
| 9 BEACONSIDE CLOSE, STAFFORD, STAFFORDSHIRE, ST16 3QS | £127,500 | 25/11/2022 | Terraced |
| 40 TRENCHARD AVENUE, STAFFORD, STAFFORDSHIRE, ST16 3QB | £160,000 | 23/11/2022 | Terraced |
| 18 ARMSTRONG AVENUE, STAFFORD, STAFFORDSHIRE, ST16 3UW | £110,000 | 28/10/2022 | Terraced |
| 85 PROSPECT ROAD, STAFFORD, STAFFORDSHIRE, ST16 3NZ | £118,000 | 19/08/2022 | Terraced |
| [Same street] 11 GRISSOM CLOSE, STAFFORD, STAFFORDSHIRE, ST16 3UN | £162,500 | 15/07/2022 | Semi-detached |
| 40 DICKSON ROAD, STAFFORD, STAFFORDSHIRE, ST16 3QG | £135,000 | 11/02/2022 | Terraced |
| 30 CAMBRIDGE STREET, STAFFORD, STAFFORDSHIRE, ST16 3PB | £155,000 | 30/11/2021 | Terraced |
| 40 TRENCHARD AVENUE, STAFFORD, STAFFORDSHIRE, ST16 3QB | £129,000 | 17/11/2021 | Terraced |

**Street average:** £163,125 (4 sales)
**Area average:** £139,227 (11 sales)

## Price vs local average

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

- **Local average:** £175,213 (35 Terraced, ST16, 2024–2026)
- **Deviation:** -28.7%

## Rental Range

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

- **Low:** £802/mo
- **Realistic:** £891/mo
- **Optimistic:** £980/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £623/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 |
|------|------|------|------|------|
| 2 Bed Terraced House, Tithe Barn Road, ST16 | £1,000/mo | 2 | 0.32 miles | OpenRent |
| 2 Bed Terraced House, Weston Road, ST16 | £895/mo | 2 | 0.45 miles | OpenRent |
| 2 Bed Semi-Detached House, Charnley Road, ST16 | £945/mo | 2 | 0.49 miles | OpenRent |
| 2 Bed Terraced House, Peel Terrace, ST16 | £865/mo | 2 | 0.71 miles | OpenRent |
| 2 Bed Terraced House, County Road, ST16 | £765/mo | 2 | 0.9 miles | OpenRent |
| 2 Bed Terraced House, Orchard Street, ST17 | £925/mo | 2 | 1.09 miles | OpenRent |
| 2 Bed Flat, Victoria Road, ST16 | £995/mo | 2 | 1.16 miles | OpenRent |

**Average rent: £913/mo (7 listings)**

## 1% Rule

- **Rent ratio:** 0.74% (weak for cashflow)
- **Max investor price (0.8%):** £115,625
- **Target investor price (1%):** £92,500

*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 £925/mo).*

- **Gross yield:** 8.9%
- **Cost-to-rent:** 11.3×
- **Monthly cashflow:** £315/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 10.4%

*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).*

## Capital growth trend

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

- **5y growth:** 15.4%
- **10y growth:** 13.9%

## House Price Index (HM Land Registry)

*Official index for Stafford; Terraced series; as of April 2026.*

- **1y growth (index):** 5.5%
- **5y growth (index):** 27.1%
- **10y growth (index):** 52.7%

## 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)