# Land for sale (ST5 5LS)

## Property Details

| Key | Value |
|-----|-------|
| Address | 1 FAIR GREEN ROAD, NEWCASTLE, BALDWINS GATE, STAFFORDSHIRE ST5 5LS |
| Price | £1,800,000 |
| Last sold | £314,950 May 2007 |

## Description

**Strategic Land Opportunity | Outline for Custom Build / Self-Build Scheme**

An exceptional opportunity to acquire a **well-located residential development site** with clear potential to deliver a **serviced custom-build scheme**, either in its entirety or via phased acquisition.

Positioned on the edge of an established residential area, the site lends itself to a **developer-led custom build model**, enabling delivery of infrastructure, planning, and plot preparation, with onward sale to individual purchasers seeking bespoke homes.

**The Opportunity**

Approx. 2.5 acre development site

Granted outline planning permission for up to 9 dwellings

Established access via existing residential cul-de-sac

Strong surrounding housing market and demand profile

Well-configured site with open outlooks

Concept layouts demonstrate a **low-density, high-value scheme**, designed to maximise plot desirability and end values.

This site lends itself to a **modern custom-build delivery model**, allowing:

Planning for a policy-aligned custom build scheme

Upfront infrastructure delivery (roads, drainage, services)

Sale of **serviced, “build-ready” plots** to individual purchasers

Potential for additional revenue via design control or build packages

With increasing demand for self-build opportunities and legislative support requiring councils to facilitate serviced plots, this represents a **compelling and forward-thinking development strategy**.

**Flexibility**

The site is offered with flexibility to suit a range of buyers:

**Whole site acquisition**

**Phased or parcel sales**

Potential for **joint venture or promotion discussions**

A standout opportunity to deliver a **high-quality custom build scheme** in a desirable residential setting, offering developers a **flexible, lower-risk model with strong demand fundamentals and premium end values**.

Please contact Heywoods Land and New Homes team for further information.

## Property Photos

- ![Photo](/listings/photos/173093993/19309)
- ![Photo](/listings/photos/173093993/19311)
- ![Photo](/listings/photos/173093993/19313)
- ![Photo](/listings/photos/173093993/19315)
- ![Photo](/listings/photos/173093993/584697)

## Floorplans

- ![All](/listings/photos/173093993/19316) - All

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 1 FAIR GREEN ROAD, BALDWINS GATE, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 5LS | £314,950 | 25/05/2007 | Detached |
| 1 FAIR GREEN ROAD, BALDWINS GATE, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 5LS | £160,000 | 22/10/1999 | 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] 47 FAIR GREEN ROAD, BALDWINS GATE, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 5LS | £465,000 | 12/12/2025 | Detached |
| [Same street] 35 FAIR GREEN ROAD, BALDWINS GATE, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 5LS | £410,000 | 08/08/2023 | Detached |
| [Same street] 37 FAIR GREEN ROAD, BALDWINS GATE, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 5LS | £405,000 | 26/11/2021 | Detached |

**Street average:** £426,667 (3 sales)

## Price vs local average

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

- **Local average:** £455,953 (16 Other, ST5, 2024–2026)
- **Deviation:** +294.8%

## Rental Range

*ONS Price Index of Private Rents (Newcastle-under-Lyme). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £743/mo
- **Realistic:** £825/mo
- **Optimistic:** £908/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Staffordshire North (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 |
|------|------|------|------|------|
| [Skylark Row, Baldwins Gate](http://87.117.209.195:8080/listings/05bfc8d) | £950/mo | 2 | 0.37 miles | Rightmove |
| [Snape Hall Road, Whitmore, Newcastle, Staffordshire, ST5](http://87.117.209.195:8080/listings/99762c2) | £1,800/mo | 4 | 0.47 miles | Rightmove |
| [Whitmore Village](http://87.117.209.195:8080/listings/1737ab5) | £1,290/mo | 3 | 1.03 miles | Rightmove |
| [Maer, Newcastle, ST5](http://87.117.209.195:8080/listings/1b16aad) | £925/mo | 2 | 1.35 miles | Rightmove |
| [Maer, Maer Estate Cottages, ST5](http://87.117.209.195:8080/listings/bf9414e) | £1,050/mo | 3 | 1.35 miles | Rightmove |
| [Stableford, Newcastle-Under-Lyme, Staffordshire, ST5](http://87.117.209.195:8080/listings/e0262d1) | £1,400/mo | 4 | 1.39 miles | Rightmove |
| [The Coach House, Butterton, Newcastle Under Lyme, Staffordshire, ST5](http://87.117.209.195:8080/listings/9c3c8f4) | £4,995/mo | 4 | 2.4 miles | Rightmove |
| [Lymes Road, Butterton, Newcastle Staffordshire ST5 4DR](http://87.117.209.195:8080/listings/ea7150c) | £4,950/mo | 5 | 2.69 miles | Rightmove |
| [Morston Drive, Newcastle, ST5](http://87.117.209.195:8080/listings/855979c) | £900/mo | 2 | 3.44 miles | Rightmove |
| [Dart Place, Newcastle-under-Lyme, ST5](http://87.117.209.195:8080/listings/09ca227) | £950/mo | 3 | 3.5 miles | Rightmove |
| [Enstone Court, Westbury Park, Newcastle Under Lyme, Staffordshire, ST5](http://87.117.209.195:8080/listings/2cb6c64) | £1,295/mo | 4 | 3.54 miles | Rightmove |
| [Dee Lane, Newcastle-Under-Lyme, ST5](http://87.117.209.195:8080/listings/a1a30a0) | £875/mo | 3 | 3.61 miles | Rightmove |
| [ Aspen Rise, Clayton](http://87.117.209.195:8080/listings/9214ff2) | £1,995/mo | 4 | 3.76 miles | Rightmove |
| [Waveney Court, Waveney Grove, Newcastle Under Lyme, Staffordshire, ST5](http://87.117.209.195:8080/listings/a460fec) | £845/mo | 1 | 3.77 miles | Rightmove |
| [Park Terrace, Leycett, Newcastle, Staffordshire, ST5](http://87.117.209.195:8080/listings/9ca2239) | £900/mo | 2 | 3.88 miles | Rightmove |
| [Underwood Road, Newcastle-Under-Lyme, Staffordshire, ST5](http://87.117.209.195:8080/listings/9adce32) | £1,395/mo | 3 | 3.95 miles | Rightmove |
| [Warwick Avenue, Newcastle, ST5](http://87.117.209.195:8080/listings/94e1da4) | £950/mo | 2 | 4 miles | Rightmove |
| [Tarragon View, Newcastle under Lyme](http://87.117.209.195:8080/listings/bc6fb13) | £1,100/mo | 3 | 4.02 miles | Rightmove |
| [Warwick Avenue, Newcastle, ST5](http://87.117.209.195:8080/listings/292328a) | £950/mo | 2 | 4.03 miles | Rightmove |
| [9 Rothesay Court, Rothesay Av, Westlands, ST5 2LX](http://87.117.209.195:8080/listings/8dbfc26) | £210/mo | — | 4.05 miles | Rightmove |

**Average rent: £993/mo (126 listings)**

## 1% Rule

- **Rent ratio:** 0.06% (weak for cashflow)
- **Max investor price (0.8%):** £125,000
- **Target investor price (1%):** £100,000

*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 £1,000/mo).*

- **Gross yield:** 0.7%
- **Cost-to-rent:** 150×
- **Monthly cashflow:** £-6,214/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -14.3%

*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:** -35.6%
- **10y growth:** -60.1%

## House Price Index (HM Land Registry)

*Official index for Newcastle-under-Lyme; All dwelling types series; as of March 2026.*

- **1y growth (index):** 2.3%
- **5y growth (index):** 23.3%
- **10y growth (index):** 56.4%

## 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)