# 2 bedroom semi-detached house for sale (ST16 3UN)

## Property Details

| Key | Value |
|-----|-------|
| Address | 14 GRISSOM CLOSE, STAFFORD, STAFFORDSHIRE ST16 3UN |
| Price | £125,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Construction age | England and Wales: 1991-1995 |
| Floor area | 58 m² |
| Last sold | £123,250 Oct 2017 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 25/04/2023 — **EXPIRED** (no longer valid for marketing or letting)
- **Est. upgrade cost to C:** £20,660

### Recommendations
- W (£800 - £1,200)
- E (£10)
- G (£350 - £450)
- N (£4,000 - £6,000)
- U (£9,000 - £14,000)
- V (£1,500 - £4,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2168-0025-7284-0277-9924)

## Description

G is for GORGEOUS, G is for GREAT, G is for GOLDEN, G is for GRISSOM! This fabulous starter home is tucked away in a quiet cul-de-sac, an easy distance from the town centre; meaning you can have the best of both worlds! With its corner position, there is private driveway parking for two cars plus an allocated space for guests. The interior is modern and boasts a generous lounge with patio doors out to the garden whilst the kitchen diner has a great range of fitted units and space for a dining table. Upstairs are two bedrooms and a family bathroom whilst outside there is a family friendly garden with lawn, planted borders and paved patio areas. This little parcel of property pleasure is sure to get your house-hunting antenna tingling!

## Property Photos

- ![Photo 2](/listings/photos/49990920/1145668) - Photo 2
- ![Photo 10](/listings/photos/49990920/1145670) - Photo 10
- ![Photo 3](/listings/photos/49990920/1145672) - Photo 3
- ![Photo 13](/listings/photos/49990920/1145674) - Photo 13
- ![Photo 9](/listings/photos/49990920/1145676) - Photo 9
- ![Photo 12](/listings/photos/49990920/1145678) - Photo 12
- ![Photo 8](/listings/photos/49990920/1145680) - Photo 8
- ![Photo 7](/listings/photos/49990920/1145682) - Photo 7
- ![Photo 6](/listings/photos/49990920/1145684) - Photo 6
- ![Photo 4](/listings/photos/49990920/1145688) - Photo 4
- ![Photo 5](/listings/photos/49990920/1145691) - Photo 5

## Floorplans

- ![Floorplan 1](/listings/photos/49990920/1145695) - Floorplan 1

## EPC Graphs

- ![Energy Perform...](/listings/photos/49990920/1145696) - Energy Perform...

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #12906151
- **Address:** 14 Grissom Close, STAFFORD, ST16 3UN
- **Certificate Issued:** 23/04/2018
- **Work Completed:** 15/03/2018
- **Items:** 6 window(s), 2 door(s)

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 14 GRISSOM CLOSE, STAFFORD, STAFFORDSHIRE, ST16 3UN | £123,250 | 27/10/2017 | Semi-detached |
| 14 GRISSOM CLOSE, STAFFORD, STAFFORDSHIRE, ST16 3UN | £121,000 | 10/01/2014 | 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 |
| 6 ALDRIN CLOSE, STAFFORD, STAFFORDSHIRE, ST16 3SZ | £172,500 | 16/06/2023 | Semi-detached |
| [Same street] 33 GRISSOM CLOSE, STAFFORD, STAFFORDSHIRE, ST16 3UN | £175,000 | 13/01/2023 | Semi-detached |
| [Same street] 41 GRISSOM CLOSE, STAFFORD, STAFFORDSHIRE, ST16 3UN | £160,000 | 21/12/2022 | Semi-detached |
| 11 BYRON CLOSE, STAFFORD, STAFFORDSHIRE, ST16 3NY | £150,000 | 01/11/2022 | Semi-detached |
| 12 TRENCHARD AVENUE, STAFFORD, STAFFORDSHIRE, ST16 3QB | £176,000 | 19/08/2022 | Semi-detached |
| 8 ALDRIN CLOSE, STAFFORD, STAFFORDSHIRE, ST16 3SZ | £140,000 | 18/08/2022 | Semi-detached |
| [Same street] 11 GRISSOM CLOSE, STAFFORD, STAFFORDSHIRE, ST16 3UN | £162,500 | 15/07/2022 | Semi-detached |
| 44 TRENCHARD AVENUE, STAFFORD, STAFFORDSHIRE, ST16 3QB | £141,000 | 16/06/2022 | Semi-detached |
| 57 ARMSTRONG AVENUE, STAFFORD, STAFFORDSHIRE, ST16 3UW | £155,000 | 27/05/2022 | Semi-detached |
| 10 HELEN SHARMAN DRIVE, STAFFORD, STAFFORDSHIRE, ST16 3SY | £152,000 | 18/03/2022 | Semi-detached |
| 61 TRENCHARD AVENUE, STAFFORD, STAFFORDSHIRE, ST16 3RD | £107,000 | 09/03/2022 | Semi-detached |
| 65 TRENCHARD AVENUE, STAFFORD, STAFFORDSHIRE, ST16 3RD | £111,000 | 21/01/2022 | Semi-detached |
| 63 DOUGLAS ROAD WEST, STAFFORD, STAFFORDSHIRE, ST16 3NX | £170,000 | 14/01/2022 | Semi-detached |
| 59 TRENCHARD AVENUE, STAFFORD, STAFFORDSHIRE, ST16 3RD | £120,000 | 12/01/2022 | Semi-detached |
| 13 BYRON CLOSE, STAFFORD, STAFFORDSHIRE, ST16 3NY | £196,000 | 10/12/2021 | Semi-detached |
| 56 DICKSON ROAD, STAFFORD, STAFFORDSHIRE, ST16 3QG | £175,000 | 29/10/2021 | Semi-detached |

**Street average:** £163,125 (4 sales)
**Area average:** £151,192 (13 sales)

## Price vs local average

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

- **Local average:** £216,432 (31 Semi-detached, ST16, 2024–2026)
- **Deviation:** -42.2%

## 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 | 0.34 miles | OpenRent |
| 2 Bed Terraced House, Weston Road, ST16 | £895/mo | 2 | 0.47 miles | OpenRent |
| 2 Bed Semi-Detached House, Charnley Road, ST16 | £945/mo | 2 | 0.48 miles | OpenRent |
| 2 Bed Terraced House, Peel Terrace, ST16 | £895/mo | 2 | 0.71 miles | OpenRent |
| 2 Bed Terraced House, County Road, ST16 | £775/mo | 2 | 0.91 miles | OpenRent |
| 2 Bed Terraced House, Orchard Street, ST17 | £925/mo | 2 | 1.11 miles | OpenRent |
| 2 Bed Flat, Victoria Road, ST16 | £995/mo | 2 | 1.18 miles | OpenRent |

**Average rent: £919/mo (7 listings)**

## 1% Rule

- **Rent ratio:** 0.74% (weak for cashflow)
- **Max investor price (0.8%):** £115,625
- **Target investor price (1%):** £92,500

*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 £925/mo).*

- **Gross yield:** 8.9%
- **Cost-to-rent:** 11.3×
- **Monthly cashflow:** £315/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 10.4%

*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).*

## Price per Square Metre

- **£/m²:** £2,155/m²

## Capital growth trend

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

- **5y growth:** 9.2%
- **10y growth:** 33.1%

## House Price Index (HM Land Registry)

*Official index for Stafford; Semi-detached series; as of April 2026.*

- **1y growth (index):** 6.1%
- **5y growth (index):** 28.5%
- **10y growth (index):** 54.2%

## 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)