# 2 bedroom end of terrace house for sale (ST16 3UN) ## Property Details | Key | Value | |-----|-------| | Address | 41 GRISSOM CLOSE, STAFFORD, STAFFORDSHIRE ST16 3UN | | Price | £165,000 | | Bedrooms | 2 | | Bathrooms | 1 | | Last sold | £160,000 Dec 2022 | ## Description **** **** Nestled in the corner of Grissom Close is this delightful, two bedroom, end of terrace property situated on a spacious plot with gardens to the side and rear. Subject to obtaining the relevant planning permissions, there could be scope for extension and further improvement. This property is being offered to the market with no upward chain and will appeal to a range of buyers including both First Time Buyers and Investors as this is a great opportunity to step onto the property ladder in a convenient, popular location within Stafford. We estimate a monthly rental figure of approximately £650 PCM, generating a yield of around 4.7%. The property lies within the catchment area for St. Johns CE Primary Academy, and for secondary school, it is the Weston Road Academy. The property is ideally situated within easy access of J14 of the M6 motorway, and the nearby A34, together with the county town of Stafford being home to its own intercity railway station offering regular services to destinations such as London Euston taking approximately 1hr 20mins, ideal for those working in the capital. Accommodation The property comprises of composite entrance door opening into the hallway, having doors off into the lounge diner and kitchen. The kitchen is fitted with matching base and wall units, a breakfast bar area, tiled splashbacks, inset stainless steel sink with drainer, electric oven with four-ring gas hob and extractor above, plus a wall-mounted boiler and space for further appliances. A uPVC double glazed window overlooks the front aspect. Completing the ground floor is the inviting lounge diner, having a gas fire, carpeted flooring, stairs rising to the first floor landing and uPVC double glazed doors opening out onto the rear patio and garden. Upstairs, there are two double bedrooms which are served by the family bathroom comprising low level WC, wash basin, panelled bath with electric Triton shower over, storage cupboard and a uPVC double glazed window to the side aspect. Outside to the front of the property is a tarmac driveway providing off road parking for two vehicles, plus a path leading to the front entrance. To the rear of the property is the "Wow" factor of this home, where lies a larger than average garden which has been beautifully maintained by the current owner and has a large patio seating area, lawns, various trees, plants and shrubs, plus two garden sheds which are available by separate negotiation. A new boiler was installed in 2018, having warranty until August 2024. To arrange a viewing of this property, please contact John German Estate Agents in Stafford. Tenure: Freehold (purchasers are advised to satisfy themselves as to the tenure via their legal representative). Services: Mains water, drainage, electricity and gas are believed to be connected to the property but purchasers are advised to satisfy themselves as to their suitability. Useful Websites: Our Ref: JGA/08052022 Local Authority/Tax Band: Staffordshire County Council / Tax Band B   ## Property Photos - ![Photo](/listings/photos/125923733/1145627) - ![Photo](/listings/photos/125923733/1145629) - ![Photo](/listings/photos/125923733/1145630) - ![Photo](/listings/photos/125923733/1145631) - ![Photo](/listings/photos/125923733/1145632) - ![Photo](/listings/photos/125923733/1145633) - ![Photo](/listings/photos/125923733/1145634) - ![Photo](/listings/photos/125923733/1145636) - ![Photo](/listings/photos/125923733/1145637) - ![Photo](/listings/photos/125923733/1145638) - ![Photo](/listings/photos/125923733/1145639) - ![Photo](/listings/photos/125923733/1145640) ## Floorplans - ![Floorplan 1](/listings/photos/125923733/1145642) - Floorplan 1 - ![Floorplan 2](/listings/photos/125923733/1145645) - Floorplan 2 - ![Floorplan 3](/listings/photos/125923733/1145649) - Floorplan 3 ## EPC Graphs - ![EPC 1](/listings/photos/125923733/1145652) - EPC 1 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 41 GRISSOM CLOSE, STAFFORD, STAFFORDSHIRE, ST16 3UN | £160,000 | 21/12/2022 | Semi-detached | ## 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] 7 GRISSOM CLOSE, STAFFORD, STAFFORDSHIRE, ST16 3UN | £155,000 | 10/11/2023 | Semi-detached | | 33 DICKSON ROAD, STAFFORD, STAFFORDSHIRE, ST16 3QG | £165,000 | 18/08/2023 | Terraced | | 69 PROSPECT ROAD, STAFFORD, STAFFORDSHIRE, ST16 3NZ | £122,000 | 03/03/2023 | Terraced | | 8 SHELLEY CLOSE, STAFFORD, STAFFORDSHIRE, ST16 3NU | £165,000 | 23/02/2023 | Terraced | | 29 DICKSON ROAD, STAFFORD, STAFFORDSHIRE, ST16 3QG | £145,000 | 08/02/2023 | Terraced | | [Same street] 33 GRISSOM CLOSE, STAFFORD, STAFFORDSHIRE, ST16 3UN | £175,000 | 13/01/2023 | Semi-detached | | 9 BEACONSIDE CLOSE, STAFFORD, STAFFORDSHIRE, ST16 3QS | £127,500 | 25/11/2022 | Terraced | | 40 TRENCHARD AVENUE, STAFFORD, STAFFORDSHIRE, ST16 3QB | £160,000 | 23/11/2022 | Terraced | | 18 ARMSTRONG AVENUE, STAFFORD, STAFFORDSHIRE, ST16 3UW | £110,000 | 28/10/2022 | Terraced | | 85 PROSPECT ROAD, STAFFORD, STAFFORDSHIRE, ST16 3NZ | £118,000 | 19/08/2022 | Terraced | | [Same street] 11 GRISSOM CLOSE, STAFFORD, STAFFORDSHIRE, ST16 3UN | £162,500 | 15/07/2022 | Semi-detached | | 40 DICKSON ROAD, STAFFORD, STAFFORDSHIRE, ST16 3QG | £135,000 | 11/02/2022 | Terraced | | 30 CAMBRIDGE STREET, STAFFORD, STAFFORDSHIRE, ST16 3PB | £155,000 | 30/11/2021 | Terraced | | 40 TRENCHARD AVENUE, STAFFORD, STAFFORDSHIRE, ST16 3QB | £129,000 | 17/11/2021 | Terraced | **Street average:** £164,167 (3 sales) **Area average:** £139,227 (11 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £175,213 (35 Terraced, ST16, 2024–2026) - **Deviation:** -5.8% ## Rental Range *ONS Price Index of Private Rents (Stafford). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £802/mo - **Realistic:** £891/mo - **Optimistic:** £980/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Mid Staffs (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £623/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, Tithe Barn Road, ST16 | £1,000/mo | 2 | 0.32 miles | OpenRent | | 2 Bed Terraced House, Weston Road, ST16 | £895/mo | 2 | 0.45 miles | OpenRent | | 2 Bed Semi-Detached House, Charnley Road, ST16 | £945/mo | 2 | 0.49 miles | OpenRent | **Average rent: £947/mo (3 listings)** ## 1% Rule - **Rent ratio:** 0.57% (weak for cashflow) - **Max investor price (0.8%):** £118,125 - **Target investor price (1%):** £94,500 *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 £945/mo).* - **Gross yield:** 6.9% - **Cost-to-rent:** 14.6× - **Monthly cashflow:** £176/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).* ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 14% - **10y growth:** 11.6% ## House Price Index (HM Land Registry) *Official index for Stafford; Terraced series; as of April 2026.* - **1y growth (index):** 5.5% - **5y growth (index):** 27.1% - **10y growth (index):** 52.7% ## 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)