For sale Land

Soulton Road

Wem, Shrewsbury, Shropshire, SY4, SY4 5RS

Listed 21 Aug 2025 (-293d)

£2,300,000

Guide Price

Save

# Land for sale (SY4 5RS)

## Property Details

| Key | Value |
|-----|-------|
| Address | Soulton Road, Wem, Shrewsbury, Shropshire, SY4, SY4 5RS |
| Price | £2,300,000 |
| Council tax | TBC |

## Description

A substantial block of easily accessible level cropping land, suitable for a range of uses.

**Description**

The holding occupies the level ground to the north of the Soulton Road, just off the A49 at Weston-Under-Redcastle. Comprising around 255 acres of mainly Grade 3 soils (with an area of Grade 2 in the south east part), most recently managed as part of a Sustainable Farming Incentive Scheme, prior to which the farm was part of a wider combinable cropping enterprise.

The farm sits within the historic Hawkestone and Soulton Estates, associated with Shakespeare's play As You Like it and surrounds the Soulton Long Barrow, a contemporary construction of a traditional Long Barrow, operated as a memorial site. Access to the land is via the established stone track, which is to be retained by the current owners, with new boundary fencing to be erected on completion. In addition the owners will retain a route for a 'return' track, to be constructed in the future if required, the owners will enable the purchaser to farm this strip according to the current field boundaries by separate annual agreement.

The ground is described as a combination of clay and sandy loams in the northern part, with sand and sandy loams in the southern part. Comprising a combination of riverine clay and floodplain sands and gravel and glaciofluvial deposits respectively.

Irrigated root crops have previously been grown on the farm, the owners have an abstraction licence (located on the adjoining holding) which covers the land. Water for irrigation may be supplied by separate arrangement, from time to time.

The land is offered as a whole for sale by private treaty.

**Location**

Wem - 2.5 miles, Prees Heath - 8 miles and Shrewsbury - 14 miles.

All journey times and distances are approximate.

Acreage: 255.03 Acres

**Additional Info**

Local authority: Shropshire

Photographs: 2022 & July 2025

Particulars: August 2025

## Property Photos

- ![Land At Soulton](/listings/photos/166033679/18925) - Land At Soulton
- ![Land At Soulton](/listings/photos/166033679/18936) - Land At Soulton
- ![Land At Soulton](/listings/photos/166033679/18939) - Land At Soulton
- ![Land At Soulton](/listings/photos/166033679/18944) - Land At Soulton
- ![Land At Soulton](/listings/photos/166033679/18953) - Land At Soulton
- ![Land At Soulton](/listings/photos/166033679/18956) - Land At Soulton
- ![Land At Soulton](/listings/photos/166033679/18958) - Land At Soulton
- ![Land At Soulton](/listings/photos/166033679/18968) - Land At Soulton
- ![Sales Plan](/listings/photos/166033679/18970) - Sales Plan

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 5C CHAPEL STREET, WEM, SHREWSBURY, SHROPSHIRE, SY4 5ER | £115,000 | 07/03/2025 | Other |
| 14 MARLCROFT, WEM, SHREWSBURY, SHROPSHIRE, SY4 5AN | £320,000 | 23/08/2024 | Other |
| HORSE & JOCKEY, NORTHWOOD, SHREWSBURY, SHROPSHIRE, SY4 5NN | £345,000 | 14/11/2023 | Other |
| 1 MILL DAM COTTAGES, WEM, SHREWSBURY, SHROPSHIRE, SY4 5HF | £305,500 | 13/11/2023 | Other |
| 1 RODEN GROVE, WEM, SHREWSBURY, SHROPSHIRE, SY4 5HG | £170,000 | 20/07/2023 | Other |
| GRANGE VILLA, NORTHWOOD, SHREWSBURY, SHROPSHIRE, SY4 5NP | £650,000 | 30/03/2023 | Other |
| CORNER FARM PETTON HOLDINGS, BURLTON, SHREWSBURY, SHROPSHIRE, SY4 5TG | £880,000 | 09/12/2022 | Other |
| THE LITTLE WICKET, RYE BANK, SHREWSBURY, SHROPSHIRE, SY4 5RA | £39,000 | 28/10/2022 | Other |
| WEM INDUSTRIAL ESTATE AND SEWAGEWORKS WEM INDUSTRIAL ESTATE, WEM, SHREWSBURY, SHROPSHIRE, SY4 5SD | £4,325,000 | 14/10/2022 | Other |
| PANKEY MOOR BARN SHREWSBURY ROAD, WEM, SHREWSBURY, SHROPSHIRE, SY4 5PA | £160,000 | 10/10/2022 | Other |
| LOWE FARM THE LOWE, WEM, SHREWSBURY, SHROPSHIRE, SY4 5UE | £650,000 | 23/09/2022 | Other |
| LOWE FARM THE LOWE, WEM, SHREWSBURY, SHROPSHIRE, SY4 5UE | £650,000 | 23/09/2022 | Other |
| UNIT F6 WEM INDUSTRIAL ESTATE, WEM, SHREWSBURY, SHROPSHIRE, SY4 5SD | £180,000 | 05/09/2022 | Other |
| 48 HIGH STREET, WEM, SHREWSBURY, SHROPSHIRE, SY4 5DG | £55,560 | 02/08/2022 | Other |
| HAWTHORNS FARM PALMS HILL, WEM, SHREWSBURY, SHROPSHIRE, SY4 5PQ | £940,000 | 01/08/2022 | Other |
| 13 ASTON STREET, WEM, SHREWSBURY, SHROPSHIRE, SY4 5AY | £45,000 | 15/07/2022 | Other |
| HEALTH CLINIC WEM PROFESSIONAL CENTRE, WEM, SHREWSBURY, SHROPSHIRE, SY4 5JF | £350,000 | 01/07/2022 | Other |
| LOWE HALL FARM 2 THE BARNS THE LOWE, WEM, SHREWSBURY, SHROPSHIRE, SY4 5UE | £750,000 | 24/06/2022 | Other |
| WEM BUSINESS PARK NEW STREET, WEM, SHREWSBURY, SHROPSHIRE, SY4 5JX | £280,000 | 27/05/2022 | Other |
| EAST LODGE, BURLTON, SHREWSBURY, SHROPSHIRE, SY4 5TD | £400,000 | 26/05/2022 | Other |

**Area average:** £580,503 (20 sales)

## Price vs local average

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

- **Local average:** £356,029 (4 Other, SY4, 2024–2026)
- **Deviation:** +546%

## Rental Range

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

- **Low:** £727/mo
- **Realistic:** £808/mo
- **Optimistic:** £889/mo

## LHA (Local Housing Allowance)

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

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 3 Bed Detached House, Lacon Holdings, SY4 | £1,700/mo | 3 | 0.33 miles | OpenRent |

**Average rent: £1,700/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.07% (weak for cashflow)
- **Max investor price (0.8%):** £212,500
- **Target investor price (1%):** £170,000

*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 £1,700/mo).*

- **Gross yield:** 0.9%
- **Cost-to-rent:** 112.7×
- **Monthly cashflow:** £-7,553/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -13.6%

*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).*

## Capital growth trend

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

- **5y growth:** 64.3%
- **10y growth:** 14.7%

## House Price Index (HM Land Registry)

*Official index for Shropshire; All dwelling types series; as of March 2026.*

- **1y growth (index):** 0.3%
- **5y growth (index):** 19.2%
- **10y growth (index):** 43.3%

## 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)

Land At Soulton Land At Soulton Land At Soulton Land At Soulton Land At Soulton Land At Soulton Land At Soulton Land At Soulton Sales Plan

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Property details

Tenure

FREEHOLD

Council tax band

TBC

Local average

£356,029 (+546%)

Deprivation

Decile 5 (16,090 of 33,755)

Street crime

0 incidents within 1 mile (Apr 2026)

Key features

A single block of level cropping land
Comprising Grade 2 and 3 soils
Excellent road access, just off the A49
Currently managed via a SFI scheme
Suitable for a range of agricultural or conservation purposes

Description

A substantial block of easily accessible level cropping land, suitable for a range of uses.

Description

The holding occupies the level ground to the north of the Soulton Road, just off the A49 at Weston-Under-Redcastle. Comprising around 255 acres of mainly Grade 3 soils (with an area of Grade 2 in the south east part), most recently managed as part of a Sustainable Farming Incentive Scheme, prior to which the farm was part of a wider combinable cropping enterprise.

The farm sits within the historic Hawkestone and Soulton Estates, associated with Shakespeare's play As You Like it and surrounds the Soulton Long Barrow, a contemporary construction of a traditional Long Barrow, operated as a memorial site. Access to the land is via the established stone track, which is to be retained by the current owners, with new boundary fencing to be erected on completion. In addition the owners will retain a route for a 'return' track, to be constructed in the future if required, the owners will enable the purchaser to farm this strip according to the current field boundaries by separate annual agreement.

The ground is described as a combination of clay and sandy loams in the northern part, with sand and sandy loams in the southern part. Comprising a combination of riverine clay and floodplain sands and gravel and glaciofluvial deposits respectively.

Irrigated root crops have previously been grown on the farm, the owners have an abstraction licence (located on the adjoining holding) which covers the land. Water for irrigation may be supplied by separate arrangement, from time to time.

The land is offered as a whole for sale by private treaty.

Location

Wem - 2.5 miles, Prees Heath - 8 miles and Shrewsbury - 14 miles.

All journey times and distances are approximate.

Acreage: 255.03 Acres

Additional Info

Local authority: Shropshire

Photographs: 2022 & July 2025

Particulars: August 2025

Listed by

Telford

Savills

Reference: 166033679

EPC ratings on this postcode

We don't have a matched EPC for this property yet. Below are efficiency scores and details for other addresses on this postcode.

Address	Current	Potential	Floor area	Age band	Type
2 Soulton Hall Bungalow, Soulton Road, Wem	29	85	63 m²	England and Wales: before 1900	Bungalow
2 Soulton Hall Bungalow, Soulton Road, Wem, SHREWSBURY	29	85	63 m²	England and Wales: before 1900	Detached
3 SOULTON VILLAS, SOULTON ROAD, SOULTON	59	76	104 m²	England and Wales: 1930-1949	House
3 SOULTON VILLAS, SOULTON ROAD, SOULTON, WEM	59	76	104 m²	England and Wales: 1930-1949	Detached
Keepers Cottage, Soulton Road, Wem	31	43	109 m²	England and Wales: before 1900	House
Ring Bank, Soulton Road	45	101	103 m²	England and Wales: 1976-1982	Bungalow
Ring Bank, Soulton Road, Wem	39	63	104 m²	England and Wales: 1967-1975	Bungalow
Ring Bank, Soulton Road, WEM	45	101	103 m²	England and Wales: 1976-1982	Detached
Shooters Lodge, Soulton Road, Wem	36	87	103 m²	England and Wales: 1950-1966	Bungalow
Shooters Lodge, Soulton Road, Wem, SHREWSBURY	36	87	103 m²	England and Wales: 1950-1966	Detached
Soulton Hall, Soulton Road, Wem	30	85	63 m²	England and Wales: before 1900	Bungalow
Soulton Hall, Soulton Road, Wem	29	85	63 m²	England and Wales: before 1900	Bungalow
Soulton Hall, Soulton Road, Wem, SHREWSBURY	30	85	63 m²	England and Wales: before 1900	Detached
Soulton Hall, Soulton Road, Wem, SHREWSBURY	29	85	63 m²	England and Wales: before 1900	Detached

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Price history

Event	Date	Price	% change
Listed for sale	—	£2,300,000	—

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
5C CHAPEL STREET, WEM, SHREWSBURY, SHROPSHIRE, SY4 5ER	£115,000	07/03/2025	Other
14 MARLCROFT, WEM, SHREWSBURY, SHROPSHIRE, SY4 5AN	£320,000	23/08/2024	Other
HORSE & JOCKEY, NORTHWOOD, SHREWSBURY, SHROPSHIRE, SY4 5NN	£345,000	14/11/2023	Other
1 MILL DAM COTTAGES, WEM, SHREWSBURY, SHROPSHIRE, SY4 5HF	£305,500	13/11/2023	Other
1 RODEN GROVE, WEM, SHREWSBURY, SHROPSHIRE, SY4 5HG	£170,000	20/07/2023	Other
GRANGE VILLA, NORTHWOOD, SHREWSBURY, SHROPSHIRE, SY4 5NP	£650,000	30/03/2023	Other
CORNER FARM PETTON HOLDINGS, BURLTON, SHREWSBURY, SHROPSHIRE, SY4 5TG	£880,000	09/12/2022	Other
THE LITTLE WICKET, RYE BANK, SHREWSBURY, SHROPSHIRE, SY4 5RA	£39,000	28/10/2022	Other
WEM INDUSTRIAL ESTATE AND SEWAGEWORKS WEM INDUSTRIAL ESTATE, WEM, SHREWSBURY, SHROPSHIRE, SY4 5SD	£4,325,000	14/10/2022	Other
PANKEY MOOR BARN SHREWSBURY ROAD, WEM, SHREWSBURY, SHROPSHIRE, SY4 5PA	£160,000	10/10/2022	Other
LOWE FARM THE LOWE, WEM, SHREWSBURY, SHROPSHIRE, SY4 5UE	£650,000	23/09/2022	Other
LOWE FARM THE LOWE, WEM, SHREWSBURY, SHROPSHIRE, SY4 5UE	£650,000	23/09/2022	Other
UNIT F6 WEM INDUSTRIAL ESTATE, WEM, SHREWSBURY, SHROPSHIRE, SY4 5SD	£180,000	05/09/2022	Other
48 HIGH STREET, WEM, SHREWSBURY, SHROPSHIRE, SY4 5DG	£55,560	02/08/2022	Other
HAWTHORNS FARM PALMS HILL, WEM, SHREWSBURY, SHROPSHIRE, SY4 5PQ	£940,000	01/08/2022	Other
13 ASTON STREET, WEM, SHREWSBURY, SHROPSHIRE, SY4 5AY	£45,000	15/07/2022	Other
HEALTH CLINIC WEM PROFESSIONAL CENTRE, WEM, SHREWSBURY, SHROPSHIRE, SY4 5JF	£350,000	01/07/2022	Other
LOWE HALL FARM 2 THE BARNS THE LOWE, WEM, SHREWSBURY, SHROPSHIRE, SY4 5UE	£750,000	24/06/2022	Other
WEM BUSINESS PARK NEW STREET, WEM, SHREWSBURY, SHROPSHIRE, SY4 5JX	£280,000	27/05/2022	Other
EAST LODGE, BURLTON, SHREWSBURY, SHROPSHIRE, SY4 5TD	£400,000	26/05/2022	Other

Area average: £580,503 (20 sales)

Capital growth trend

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

5y growth 64.3%

10y growth 14.7%

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

1y (index) 0.3%

5y (index) 19.2%

10y (index) 43.3%

Rental Range

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

Low £727/mo

Realistic £808/mo

Optimistic £889/mo

Based on Local Authority from postcode lookup → Shropshire.

LHA (30th percentile) floor for Shropshire: Apr 2025 – Mar 2026

Location

Map view View on Google Maps View on OpenStreetMap Street View SY4 5RS

Address

Soulton Road

Nearby

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

Type	Name	Distance
Shop	Unknown	0.8 miles
Shop	Katrina Kitchens	1.4 miles
Bus stop	Unknown	1.6 miles
Bus stop	Railway Station	1.6 miles
Train station	Wem	1.7 miles
Train station	Prees	2.2 miles
Hospital	Whitchurch Community Hospital	7.3 miles
Hospital	Penley Hospital	9.8 miles

Street-level crime

Category	Count
Total incidents	0

Within 1 mile during Apr 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
St Peter's CofE Primary School	Primary	1.7 miles	Good — 12 May 2022
The Thomas Adams School	Secondary	2.0 miles	Good — 15 Nov 2023
Prees CofE Primary School	Primary	2.2 miles	Good — 20 Dec 2012
Lower Heath CofE Primary School	Primary	2.6 miles	Good — 13 Nov 2023
Woodlands School	Other	2.7 miles	Requires improvement — 24 Apr 2024

Rental Comparables

Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
3 Bed Detached House, Lacon Holdings, SY4	£1,700/mo	3	0.33 miles	OpenRent

Average rent: £1,700/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.07%

Max investor price (0.8%) £212,500

Target investor price (1%) £170,000

Gross yield 0.9%

Cost-to-rent ratio 112.7×

Monthly cashflow £-7,553/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -13.6%

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).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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).

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