# 3 bedroom detached house for sale (ST5 2RQ) ## Property Details | Key | Value | |-----|-------| | Address | Paris Avenue, Westlands, Newcastle-under-Lyme, ST5 2RQ | | Price | £295,000 | | Bedrooms | 3 | | Bathrooms | 1 | ## Description BRAMPTONS have this attractive detached residence on offer with no upward chain. Located in one of the areas sought after locations the property has been well cared for over the years, benefiting from Upvc double glazing and gas central heating. On the doorstep to countryside walks and the local shops the property enjoys a drive, attached single garage and enclosed rear garden. Once inside viewers will find a welcoming entrance porch, hallway, spacious sitting room, lounge, separate dining room, modern kitchen, w.c and rear porch all to the ground floor, whilst upstairs offers a landing, pleasant bathroom and three good sized bedrooms. **Entrance Porch.** Upvc double glazed door to front, carpet to floor, coving and ceiling light fitting. Door off to access garage. **Entrance Hall.** Part glazed door to front, carpet to floor, under stairs store, smoke alarm, radiator and ceiling light fitting. Stairs off to first floor. **Sitting Room.** 4.32m (14' 2") x 3.45m (11' 4") Double glazed window to rear, Upvc double glazed door to side, carpet to floor, radiator and wall light fittings. **Lounge.** 5.47m (17' 11") x 3.49m (11' 5") Double glazed window to rear, laminate wood flooring, electric fire with hearth & surround, radiator, coving and wall light fittings. **Dining Room.** 3.02m (9' 11") x 2.63m (8' 8") Upvc double glazed window to front, carpet to floor, radiator, coving and ceiling light fitting. **Kitchen.** 2.98m (9' 9") x 2.69m (8' 10") Features a range of wall / base units with contrasting worktops. Includes built in eye level double oven, four ring electric hob with extractor above, tiled splash backs, 1.5 stainless steel sink with mixer tap, integrated dishwasher, space for free standing under counter appliances (includes fridge & freezer), tile to floor and spotlights to ceiling. Also houses Glow worm gas central heating boiler. Upvc double glazed window to front. **W.c.** Low level w.c, wash hand basin, towel radiator, tile to floor, part tiled walls, coving and ceiling light fitting. Upvc double glazed window to side. **Rear Porch.** Upvc double glazed door to side, tile to floor, coving and ceiling light fitting. Also has built in pantry with space/plumbing for washing machine. **First Floor Landing.** Double glazed window to side, carpet to floor, built in airing cupboard housing hot water cylinder, loft access point with pull down ladders, smoke alarm, coving and ceiling light fitting. **Bathroom.** 2.79m (9' 2") x 1.81m (5' 11") Suite comprising of low level w.c, wash hand basin with built under vanity unit and panelled bath with power shower over. Finished with tiled walls, vinyl to floor, extractor fan, coving and ceiling light fitting. Double glazed windows to side. **Bedroom 1.** 4.56m (15' 0") x 3.07m (10' 1") Upvc double glazed window to rear, carpet to floor, radiator, built in double wardrobe, coving and ceiling light fitting. **Bedroom 2.** 3.60m (11' 10") x 3.09m (10' 2") Upvc double glazed window to front, carpet to floor, radiator, built in double wardrobe, coving and ceiling light fitting. **Bedroom 3.** 3.52m (11' 7") x 2.33m (7' 8") Upvc double glazed window to rear, carpet to floor, radiator, coving and ceiling light fitting. **Single Attached Garage.** Electric garage door to front. **Exterior.** Paved drive to front with lawn garden. To the rear is a paved patio extending onto lawn garden. **Viewing Arrangements.** Strictly by appointment only through Bramptons Estate Agents. **Measurements, Fixtures & fittings** All measurements are approximate. The fixtures and fittings will be agreed by the seller. **Finance** Independent Mortgage Advice is available through Bramptons Mortgage Centre. **Sales particulars** We endeavour to make our sales particulars accurate and reliable but they should not be relied on as statements or representations of fact and they do not constitute any part of an offer or contract. The seller does not make any representation or give any warranty in relation to the property and we have no authority to do so on behalf of the seller. Any information given by us in these sales details or otherwise is given without responsibility on our part. Services, fittings and equipment referred to in the sales details have not been tested (unless otherwise stated) and no warranty can be given as to their condition. We strongly recommend that all the information, which we provide, about the property is verified by yourself and your advisers. Please contact us before viewing the property if there is any point of particular importance to you we will be pleased to provide additional information or to make further enquiries. We will also confirm that the property remains available this is particularly important if you are contemplating travelling some distance to view the property. **OTHER INFORMATION** Council Tax band E EPC Rating D (59) Tenure - Freehold Mains Gas, water, electricity and drainage Gas central heating ## Property Photos - ![Main Picture](/listings/photos/173953271/723472) - Main Picture - ![Entrance Porch.](/listings/photos/173953271/723473) - Entrance Porch. - ![Entrance Hall.](/listings/photos/173953271/723474) - Entrance Hall. - ![Sitting Room.](/listings/photos/173953271/723475) - Sitting Room. - ![Lounge.](/listings/photos/173953271/723476) - Lounge. - ![Dining Room.](/listings/photos/173953271/723477) - Dining Room. - ![Kitchen.](/listings/photos/173953271/723478) - Kitchen. - ![Kitchen - Additional](/listings/photos/173953271/723479) - Kitchen - Additional - ![W.c.](/listings/photos/173953271/723480) - W.c. - ![First Floor Landing.](/listings/photos/173953271/723481) - First Floor Landing. - ![Bathroom.](/listings/photos/173953271/723482) - Bathroom. - ![Bedroom 1.](/listings/photos/173953271/723483) - Bedroom 1. - ![Bedroom 2.](/listings/photos/173953271/723484) - Bedroom 2. - ![Bedroom 3.](/listings/photos/173953271/723485) - Bedroom 3. - ![Exterior.](/listings/photos/173953271/723486) - Exterior. - ![Exterior -](/listings/photos/173953271/723487) - Exterior - ## EPC Graphs - ![EPC](/listings/photos/173953271/723488) - EPC ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | 24 SNEYD AVENUE, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 2PP | £675,000 | 14/03/2025 | Detached | | [Same street] 44 PARIS AVENUE, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 2RQ | £230,000 | 01/12/2023 | Semi-detached | | 1 THE THISTLES, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 2HL | £320,000 | 29/11/2023 | Detached | | 6 THE THISTLES, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 2HL | £360,000 | 29/11/2023 | Detached | | 34 GENEVA DRIVE, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 2QQ | £475,000 | 31/05/2023 | Detached | | 25 LUGANO CLOSE, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 2QF | £245,000 | 09/05/2023 | Detached | | 2 MILAN DRIVE, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 2QW | £225,000 | 09/05/2023 | Detached | | 8 LUGANO CLOSE, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 2QF | £270,000 | 14/04/2023 | Detached | | 5 NAPLES DRIVE, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 2QD | £380,000 | 15/12/2022 | Detached | | 15 LUGANO CLOSE, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 2QF | £280,000 | 22/11/2022 | Detached | | [Same street] 21 PARIS AVENUE, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 2RQ | £295,000 | 18/11/2022 | Detached | | 53 SNEYD AVENUE, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 2PZ | £652,500 | 13/09/2022 | Detached | | 108 PARIS AVENUE, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 2QX | £315,000 | 12/08/2022 | Detached | | SCHOOL HOUSE GALLOWSTREE LANE, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 2QS | £146,000 | 18/07/2022 | Detached | | 41 SNEYD AVENUE, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 2PZ | £520,000 | 10/03/2022 | Detached | | 27 NAPLES DRIVE, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 2QD | £385,000 | 24/02/2022 | Detached | | 29 GENEVA DRIVE, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 2QQ | £450,000 | 17/02/2022 | Detached | | [Same street] 7 PARIS AVENUE, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 2RQ | £295,000 | 03/02/2022 | Detached | | 16 SNEYD AVENUE, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 2PP | £490,000 | 07/01/2022 | Detached | | 3 LUGANO CLOSE, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 2QF | £245,000 | 02/12/2021 | Detached | | 31 GENEVA DRIVE, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 2QQ | £360,000 | 22/10/2021 | Detached | | 53 SNEYD AVENUE, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 2PZ | £385,000 | 30/09/2021 | Detached | | [Same street] 10 PARIS AVENUE, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 2RQ | £225,000 | 23/09/2021 | Semi-detached | | 40 TURIN DRIVE, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 2QL | £210,000 | 17/09/2021 | Detached | | [Same street] 27 PARIS AVENUE, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 2RQ | £270,000 | 01/09/2021 | Detached | | [Same street] 52 PARIS AVENUE, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 2RQ | £265,000 | 30/06/2021 | Detached | **Street average:** £263,333 (6 sales) **Area average:** £369,425 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £339,180 (76 Detached, ST5, 2024–2026) - **Deviation:** -13% ## Rental Range *ONS Price Index of Private Rents (Newcastle-under-Lyme). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £743/mo - **Realistic:** £826/mo - **Optimistic:** £909/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Staffordshire North (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £593/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 | |------|------|------|------|------| | [Thistleberry Avenue, The Westlands, Newcastle Under Lyme, Staffordshire, ST5](http://87.117.209.195:8080/listings/b9782ab) | £1,445/mo | 3 | 0.3 miles | Rightmove | | [9 Rothesay Court, Rothesay Av, Westlands, ST5 2LX](http://87.117.209.195:8080/listings/8dbfc26) | £210/mo | — | 0.33 miles | Rightmove | | [Tarragon View, Newcastle under Lyme](http://87.117.209.195:8080/listings/bc6fb13) | £1,100/mo | 3 | 0.47 miles | Rightmove | | [Wesley Place, Newcastle, ST5](http://87.117.209.195:8080/listings/48400a5) | £1,000/mo | 3 | 0.56 miles | Rightmove | | [Higherland, ST5](http://87.117.209.195:8080/listings/fb6f659) | £995/mo | 3 | 0.66 miles | Rightmove | | [Snowgoose Way, Newcastle, ST5](http://87.117.209.195:8080/listings/29d2bce) | £1,300/mo | 3 | 0.7 miles | Rightmove | | [Greylag Gate, Newcastle, Staffordshire, ST5](http://87.117.209.195:8080/listings/7062d4c) | £1,200/mo | 3 | 0.75 miles | Rightmove | | [Dart Place, Newcastle-under-Lyme, ST5](http://87.117.209.195:8080/listings/09ca227) | £950/mo | 3 | 0.92 miles | Rightmove | | [Dee Lane, Newcastle-Under-Lyme, ST5](http://87.117.209.195:8080/listings/a1a30a0) | £875/mo | 3 | 0.93 miles | Rightmove | | [Waters Edge Close, Silverdale, Newcastle, ST5](http://87.117.209.195:8080/listings/2914cd8) | £1,000/mo | 3 | 0.98 miles | Rightmove | | [Enderley Street, Newcastle-Under-Lyme, ST5](http://87.117.209.195:8080/listings/5fe428d) | £1,350/mo | 3 | 1.21 miles | Rightmove | | [Cumberland Street, Newcastle](http://87.117.209.195:8080/listings/5bed48c) | £975/mo | 3 | 1.32 miles | Rightmove | | [Denbigh Close, Clayton, Newcastle ST5 3DL](http://87.117.209.195:8080/listings/4008de5) | £1,250/mo | 3 | 1.42 miles | Rightmove | | [Navigation Way, Newcastle, Staffordshire, ST5](http://87.117.209.195:8080/listings/a3d1f6a) | £1,050/mo | 3 | 1.47 miles | Rightmove | | [Cambridge Drive, Newcastle, Staffordshire, ST5](http://87.117.209.195:8080/listings/257d40e) | £1,200/mo | 3 | 1.47 miles | Rightmove | | [Car Park Lymedale Cross Industrial Estate, Newcastle Under Lyme ST5](http://87.117.209.195:8080/listings/bced143) | £1/mo | — | 1.72 miles | Rightmove | | [Maureen Grove, Newcastle, Staffordshire, ST5](http://87.117.209.195:8080/listings/1f32e58) | £995/mo | 3 | 1.9 miles | Rightmove | | [Sydney Street, Newcastle-Under-Lyme, ST5](http://87.117.209.195:8080/listings/1054f96) | £925/mo | 3 | 1.92 miles | Rightmove | | [Underwood Road, Newcastle-Under-Lyme, Staffordshire, ST5](http://87.117.209.195:8080/listings/9adce32) | £1,395/mo | 3 | 1.93 miles | Rightmove | | [Basford Park Road, Newcastle, ST5](http://87.117.209.195:8080/listings/8243c89) | £1,200/mo | 3 | 1.93 miles | Rightmove | **Average rent: £984/mo (39 listings)** ## 1% Rule - **Rent ratio:** 0.35% (weak for cashflow) - **Max investor price (0.8%):** £128,125 - **Target investor price (1%):** £102,500 *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 £1,025/mo).* - **Gross yield:** 4.2% - **Cost-to-rent:** 24× - **Monthly cashflow:** £-264/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -3.7% *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:** 5% - **10y growth:** 21.7% ## House Price Index (HM Land Registry) *Official index for Newcastle-under-Lyme; Detached series; as of March 2026.* - **1y growth (index):** 1.9% - **5y growth (index):** 22.9% - **10y growth (index):** 53.8% ## 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)