# 2 bedroom ground floor flat for sale (B90 4FS)

## Property Details

| Key | Value |
|-----|-------|
| Address | 53 LIGHT HALL LANE, SOLIHULL, SHIRLEY, WEST MIDLANDS B90 4FS |
| Price | £220,000 |
| Bedrooms | 2 |
| Bathrooms | 2 |
| Floor area | 63 m² |
| Last sold | £256,500 Apr 2024 |

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** B
- **Expiry date:** 12/11/2033
- **Current heating cost:** £332/year

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/3690-4873-0132-1095-3973)

## Description

A beautifully presented ground floor two-bedroom apartment, ideally situated in the sought-after area of Shirley, Solihull. Constructed just two years ago, the property has been occupied by the current owner since new and benefits from a number of high-quality upgrades beyond the original developer specification.

Offering light and spacious accommodation throughout, the apartment features a generous open-plan lounge, dining area and kitchen, creating an ideal space for both everyday living and entertaining. The contemporary kitchen has been enhanced with upgraded light grey units, white worktops, an AEG induction hob in place of the standard gas hob, and an upgraded dual sink overlooking the garden area.

The property comprises two bedrooms, including a spacious principal bedroom with a stylish upgraded ensuite shower room, alongside a modern family bathroom. Ample storage is provided throughout, including a useful hallway storage cupboard.

Externally, the apartment benefits from two allocated parking spaces, one of which is equipped with an electric vehicle charging point. Combining modern living with thoughtful upgrades and a convenient location, this property represents an excellent opportunity for first-time buyers, professionals, downsizers, or investors alike.

**Hallway **3.05m x 4.23m (10'0" x 13.89'0")

Entered via a composite front door, the hallway features fitted carpeting, a radiator, two ceiling light points, and a useful storage cupboard. It provides access to the principal rooms of the property.

**Open Plan Kitchen and Lounge** 6m x 5.06m (19.1'7" x 16'7")

A spacious and well-designed open-plan living space, ideal for modern-day living and entertaining. The lounge area is carpeted and benefits from a Juliet balcony, two ceiling light points, and an abundance of natural light, with two radiators creating a bright and welcoming atmosphere. There is ample space for both lounge furniture and a dining area. 

The kitchen is thoughtfully separated by light laminate flooring and has been upgraded by the current owner with contemporary light grey wall and base units complemented by stylish white worktops. Integrated appliances include an upgraded AEG four-ring induction hob with extractor hood over, built-in Zanussi oven, fridge/freezer, and Zanussi washer/dryer. A further enhancement is the upgraded dual sink positioned beneath a window overlooking the outside. The kitchen is finished with recessed ceiling spotlights, providing excellent task lighting.

**Main bedroom** 4.66m x 2.68m (15.3'0" x 8.8'0")

A spacious and bright double bedroom with a window that allows an abundance of natural light to flood the room. The room is carpeted and benefits from a ceiling light point, radiator, TV point, and power sockets. A door leads through to the ensuite shower room.

**Ensuite** 1.4m x 1.92m (4.6'0" x 6.3'0")

This stylish en-suite has been upgraded by the current owner and is fully tiled throughout, creating a modern and easy-to-maintain finish. The suite comprises a walk-in shower with a sliding glass screen and shower attachment, low-level W.C., and wash hand basin with a large wall-mounted mirror. Additional features include recessed ceiling spotlights, light flooring, a ladder-style heated towel radiator, and an extractor fan.

**Bedroom/Study **1.89m x 3.08m (6.2'0" x 10.1'0")

A versatile room that can be used as either a second bedroom or a home office/study. The room is carpeted and benefits from a window providing plenty of natural light, a ceiling light point, and power sockets.

**Family bathroom** 2.02m x 1.89m (6.63'0" x 6.2'0")

A well-presented bathroom featuring a panelled bath, low-level W.C., and wash hand basin. The room benefits from light flooring, a mirrored wall-mounted storage cupboard, shaver socket, extractor fan, and recessed ceiling spotlights. The bathroom is fully tiled, with complementary tiling to the bath and sink areas, providing a practical and attractive finish.

If you are interested and would like to arrange a viewing please do get in touch. 

## Property Photos

- ![Photo](/listings/photos/89635797/1015404)
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## Floorplans

- ![Floorplan 1](/listings/photos/89635797/1015416) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/89635797/1015417) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 53 LIGHT HALL LANE, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4FS | £256,500 | 19/04/2024 | Flat |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 44 NEWMAN SQUARE, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4DZ | £112,500 | 11/12/2025 | Flat |
| [Same street] 39 LIGHT HALL LANE, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4FS | £243,500 | 11/04/2025 | Flat |
| [Same street] 85 LIGHT HALL LANE, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4FS | £475,000 | 27/03/2025 | Semi-detached |
| WHEATLEY PLACE, 2 APARTMENT 48 CONNAUGHT CLOSE, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4GZ | £319,260 | 12/12/2024 | Flat |
| [Same street] 49 LIGHT HALL LANE, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4FS | £237,000 | 29/08/2024 | Flat |
| [Same street] 65 LIGHT HALL LANE, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4FS | £239,000 | 02/08/2024 | Flat |
| [Same street] 11 LIGHT HALL LANE, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4FS | £230,000 | 20/06/2024 | Flat |
| [Same street] 115 LIGHT HALL LANE, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4FS | £557,765 | 19/01/2024 | Detached |
| 28 NEWMAN SQUARE, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4DZ | £240,000 | 20/12/2023 | Flat |
| [Same street] 105 LIGHT HALL LANE, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4FS | £430,000 | 14/12/2023 | Terraced |
| [Same street] 103 LIGHT HALL LANE, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4FS | £325,000 | 19/10/2023 | Terraced |
| 2 FLAT 39 SWALLOWS MEADOW, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4PQ | £153,000 | 17/10/2023 | Flat |
| WHEATLEY PLACE, 2 APARTMENT 68 CONNAUGHT CLOSE, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4GZ | £254,150 | 29/09/2023 | Flat |
| 14 NEWMAN SQUARE, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4DZ | £220,000 | 28/09/2023 | Flat |
| [Same street] 79 LIGHT HALL LANE, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4FS | £435,000 | 01/08/2023 | Semi-detached |
| [Same street] 58 LIGHT HALL LANE, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4FS | £535,000 | 28/07/2023 | Detached |
| WHEATLEY PLACE, 2 APARTMENT 6 CONNAUGHT CLOSE, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4GZ | £344,150 | 27/07/2023 | Flat |
| 31 NEWMAN SQUARE, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4DZ | £193,000 | 30/06/2023 | Flat |
| [Same street] 77 LIGHT HALL LANE, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4FS | £438,000 | 28/06/2023 | Semi-detached |
| [Same street] 99 LIGHT HALL LANE, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4FS | £490,500 | 19/05/2023 | Semi-detached |
| [Same street] 97 LIGHT HALL LANE, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4FS | £492,500 | 19/05/2023 | Semi-detached |
| [Same street] 12 LIGHT HALL LANE, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4FS | £260,989 | 31/01/2023 | Other |
| [Same street] 85 LIGHT HALL LANE, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4FS | £533,000 | 27/01/2023 | Semi-detached |
| 56 SHEPHERDS GREEN ROAD, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4DY | £255,600 | 27/01/2023 | Flat |
| WHEATLEY PLACE, 2 APARTMENT 9 CONNAUGHT CLOSE, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4GZ | £233,265 | 22/12/2022 | Flat |
| WHEATLEY PLACE, 2 APARTMENT 35 CONNAUGHT CLOSE, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4GZ | £228,540 | 22/12/2022 | Flat |
| WHEATLEY PLACE, 2 APARTMENT 57 CONNAUGHT CLOSE, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4GZ | £228,540 | 22/12/2022 | Flat |
| WHEATLEY PLACE, 2 APARTMENT 19 CONNAUGHT CLOSE, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4GZ | £219,090 | 22/12/2022 | Flat |
| WHEATLEY PLACE, 2 APARTMENT 39 CONNAUGHT CLOSE, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4GZ | £303,195 | 22/12/2022 | Flat |
| WHEATLEY PLACE, 2 APARTMENT 28 CONNAUGHT CLOSE, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4GZ | £290,910 | 22/12/2022 | Flat |
| WHEATLEY PLACE, 2 APARTMENT 55 CONNAUGHT CLOSE, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4GZ | £223,815 | 22/12/2022 | Flat |
| WHEATLEY PLACE, 2 APARTMENT 36 CONNAUGHT CLOSE, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4GZ | £228,540 | 22/12/2022 | Flat |
| WHEATLEY PLACE, 2 APARTMENT 59 CONNAUGHT CLOSE, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4GZ | £230,430 | 22/12/2022 | Flat |
| WHEATLEY PLACE, 2 APARTMENT 11 CONNAUGHT CLOSE, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4GZ | £235,155 | 22/12/2022 | Flat |
| WHEATLEY PLACE, 2 APARTMENT 22 CONNAUGHT CLOSE, SHIRLEY, SOLIHULL, WEST MIDLANDS, B90 4GZ | £233,265 | 22/12/2022 | Flat |

**Street average:** £394,817 (15 sales)
**Area average:** £237,320 (20 sales)

## Price vs local average

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

- **Local average:** £182,685 (51 Flat, B90, 2024–2026)
- **Deviation:** +20.4%

## Rental Range

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

- **Low:** £1,137/mo
- **Realistic:** £1,263/mo
- **Optimistic:** £1,389/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £823/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 Flat, Waterside, B90 | £1,250/mo | 2 | 1.11 miles | OpenRent |

**Average rent: £1,250/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.57% (weak for cashflow)
- **Max investor price (0.8%):** £156,250
- **Target investor price (1%):** £125,000

*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 £1,250/mo).*

- **Gross yield:** 6.8%
- **Cost-to-rent:** 14.7×
- **Monthly cashflow:** £234/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 4.4%

*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).*

## Price per Square Metre

- **£/m²:** £3,492/m²

## Capital growth trend

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

- **5y growth:** -14.8%
- **10y growth:** 6%

## House Price Index (HM Land Registry)

*Official index for Solihull; Flats and maisonettes series; as of May 2026.*

- **1y growth (index):** 1.6%
- **5y growth (index):** 2.8%
- **10y growth (index):** 30.2%

## 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)