# 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)