# 2 bedroom barn conversion for sale (WV16 6HT) ## Property Details | Key | Value | |-----|-------| | Address | HAY LOFT, WOODHILL ROAD, BRIDGNORTH, HIGHLEY, SHROPSHIRE WV16 6HT | | Price | £375,000 | | Bedrooms | 2 | | Bathrooms | 2 | | Council tax | D | | Construction age | England and Wales: 1996-2002 | | Floor area | 89 m² | | Last sold | £260,000 Nov 2017 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** B - **Expiry date:** 03/08/2027 - **Current heating cost:** £526/year - **Est. upgrade cost to C:** £14,530 ### Recommendations - E (£30) - G (£350 - £450) - I (£2,200 - £3,000) - N (£4,000 - £6,000) - U (£5,000 - £8,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0748-8085-7298-1533-5934) ## Description This property is a beautifully designed home offering a spacious kitchen/diner, cosy living room, two double bedrooms with en-suites, and a versatile attic room with WC. Outside features include off-street parking, a single garage, and a tranquil rear garden. With a sense of countryside charm—viewing is highly recommended. **Description** - Upon entry, you are welcomed into a spacious Reception Hall that flows into a well-appointed Dining Kitchen, ideal for both entertaining and casual dining. The inviting Living Room creates a comfortable atmosphere. This meticulously designed residence features two generously sized Double Bedrooms, each accompanied by En-Suite facilities. Additionally, an Attic Room with a WC provides flexible space for a home office or guest accommodation. Externally, Hay Loft includes off-street parking and a Single Garage. The rear garden serves as a private outdoor oasis, offering a tranquil setting for relaxation and a connection with nature. Hay Loft represents a unique opportunity for buyers seeking an elegant blend of modern amenities and country living. With its sophisticated design and enviable location, this property is a must-see for anyone considering a serene retreat in the countryside. We invite you to schedule a viewing to explore its exceptional qualities. **Location** - Highley is a quintessential English village renowned for its tranquil ambiance and rich history. Surrounded by lush greenery and rolling hills, residents here enjoy the perfect blend of rural serenity and easy access to urban amenities. The village is known for its strong sense of community, making it an ideal place to raise a family or settle down in peaceful seclusion. **Directions** - Leave Telford and follow the A442 towards Bridgnorth. Once you get to Bridgnorth take the second exit at the roundabout onto Cann Hall Road and then turn right on St Johns Street and follow the road over the bridge onto Underhill Road. Turn left onto the B4363 and left again onto the B4555. Stay on this road through Eardington and Chelmarsh until you get to Highley where you will find a country lane on your right upon coming into the village. Continue down this lane and you will be met by Hay Loft. **Ground Floor** - **Rooms** - **Entrance Hall** - The entrance hall is a welcoming space which provides storage and access to the first floor. **Living Room** - The living room has dual aspect windows with views to both the front and rear elevation as well as doors leading through to the kitchen/diner. **Kitchen/Diner** - The open plan kitchen/diner provides ample worktop and cupboard space with a door and windows opening out to the garden. **W.C.** - A white two-piece suite with wash hand basin and W.C. **First Floor** - **Bedroom One** - A double bedroom with views to the front elevation. **En-Suite** - A white three-piece suite comprising wash-hand basin, shower and W.C. **Bedroom Two** - A double bedroom with a large window overlooking the rear elevation. **Bathroom** - A white three-piece suite comprising bath with hand-held shower fitting, wash-hand basin and W.C. **Second Floor** - **Attic Room** - A good sized attic room which can accommodate a double bed with a skylight. **W.C.** - A white two-piece suite with wash hand basin and W.C. **Eaves Storage** - The eaves storage can be accessed through the attic room which is perfect for general storage and wardrobe space. **External** - **Garden** - The spacious garden provides a perfect area for entertaining with both grassed and patio space. **Garage** - There are two floors to the single garage which provides a large amount of space for storage. **Local Authority** - Shropshire Council. **Council Tax Band** - Council Tax Band D. **Possession And Tenure** - Freehold with vacant possession on completion. **Viewings** - Strictly by appointment with the selling agent. **Anti-Money Laundering (Aml) Checks** - We are legally obligated to undertake anti-money laundering checks on all property purchasers. Whilst we are responsible for ensuring that these checks, and any ongoing monitoring, are conducted properly; the initial checks will be handled on our behalf by a specialist company, Movebutler, who will reach out to you once your offer has been accepted. The charge for these checks is £30 (including VAT) per purchaser, which covers the necessary data collection and any manual checks or monitoring that may be required. This cost must be paid in advance, directly to Movebutler, before a memorandum of sale can be issued, and is non-refundable. We thank you for your cooperation. ## Property Photos - ![Photograph-65.JPG](/listings/photos/157350803/1319773) - Photograph-65.JPG - ![Photograph-45.JPG](/listings/photos/157350803/1319774) - Photograph-45.JPG - ![Photograph-52.JPG](/listings/photos/157350803/1319775) - Photograph-52.JPG - ![Photograph-48.JPG](/listings/photos/157350803/1319776) - Photograph-48.JPG - ![Photograph-47.JPG](/listings/photos/157350803/1319777) - Photograph-47.JPG - ![Photograph-50.JPG](/listings/photos/157350803/1319778) - Photograph-50.JPG - ![Photograph-40.JPG](/listings/photos/157350803/1319779) - Photograph-40.JPG - ![Photograph-44.JPG](/listings/photos/157350803/1319780) - Photograph-44.JPG - ![Photograph-26.JPG](/listings/photos/157350803/1319781) - Photograph-26.JPG - ![Photograph-27.JPG](/listings/photos/157350803/1319782) - Photograph-27.JPG - ![Photograph-25.JPG](/listings/photos/157350803/1319783) - Photograph-25.JPG - ![Photograph-7.JPG](/listings/photos/157350803/1319784) - Photograph-7.JPG - ![Photograph-2.JPG](/listings/photos/157350803/1319785) - Photograph-2.JPG - ![Photograph-5.JPG](/listings/photos/157350803/1319786) - Photograph-5.JPG - ![Photograph-12.JPG](/listings/photos/157350803/1319787) - Photograph-12.JPG - ![Photograph-10.JPG](/listings/photos/157350803/1319788) - Photograph-10.JPG - ![Photograph-6.JPG](/listings/photos/157350803/1319789) - Photograph-6.JPG - ![Photograph-18.JPG](/listings/photos/157350803/1319790) - Photograph-18.JPG - ![Photograph-20.JPG](/listings/photos/157350803/1319791) - Photograph-20.JPG - ![Photograph-8.JPG](/listings/photos/157350803/1319793) - Photograph-8.JPG - ![Photograph-54.JPG](/listings/photos/157350803/1319794) - Photograph-54.JPG - ![Photograph-53.JPG](/listings/photos/157350803/1319795) - Photograph-53.JPG - ![Photograph-61.JPG](/listings/photos/157350803/1319797) - Photograph-61.JPG - ![Photograph-62.JPG](/listings/photos/157350803/1319798) - Photograph-62.JPG - ![Photograph-29.JPG](/listings/photos/157350803/1319799) - Photograph-29.JPG - ![Photograph-37.JPG](/listings/photos/157350803/1319800) - Photograph-37.JPG - ![Photograph-60.JPG](/listings/photos/157350803/1319801) - Photograph-60.JPG - ![Photograph-66.JPG](/listings/photos/157350803/1319802) - Photograph-66.JPG - ![Photograph-24.JPG](/listings/photos/157350803/1319804) - Photograph-24.JPG - ![Photograph-30.JPG](/listings/photos/157350803/1319806) - Photograph-30.JPG ## Floorplans - ![Hayloft - all floors.JPG](/listings/photos/157350803/1319807) - Hayloft - all floors.JPG - ![Outbuildings - all floors.JPG](/listings/photos/157350803/1319809) - Outbuildings - all floors.JPG ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | HAY LOFT WOODHILL ROAD, HIGHLEY, BRIDGNORTH, SHROPSHIRE, WV16 6HT | £260,000 | 10/11/2017 | 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] MALT SHOVEL INN WOODHILL ROAD, HIGHLEY, BRIDGNORTH, SHROPSHIRE, WV16 6HT | £355,000 | 20/12/2023 | Other | | [Same street] CASTLE INN WOODHILL ROAD, HIGHLEY, BRIDGNORTH, SHROPSHIRE, WV16 6HT | £100,000 | 13/12/2023 | Detached | | [Same street] BRAMBLE BARN WOODHILL ROAD, HIGHLEY, BRIDGNORTH, SHROPSHIRE, WV16 6HT | £405,000 | 29/10/2021 | Terraced | **Street average:** £286,667 (3 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £287,500 (2 Other, WV16, 2024–2026) - **Deviation:** +30.4% ## Rental Range *ONS Price Index of Private Rents (Shropshire). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £732/mo - **Realistic:** £813/mo - **Optimistic:** £894/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Shropshire (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 | |------|------|------|------|------| | 2 Bed Terraced House, Orchard Square, WV16 | £800/mo | 2 | 0.68 miles | OpenRent | **Average rent: £800/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.21% (weak for cashflow) - **Max investor price (0.8%):** £100,000 - **Target investor price (1%):** £80,000 *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 £800/mo).* - **Gross yield:** 2.6% - **Cost-to-rent:** 39.1× - **Monthly cashflow:** £-782/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -8.6% *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:** £4,213/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -22.3% - **10y growth:** -14.5% ## House Price Index (HM Land Registry) *Official index for Shropshire; All dwelling types series; as of April 2026.* - **1y growth (index):** 2.5% - **5y growth (index):** 21.3% - **10y growth (index):** 47.7% ## 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)