Sold Terraced

10 GRISSOM CLOSE

STAFFORD, STAFFORDSHIRE ST16 3UN

2 beds Listed 24 Nov 2009 (-6082d)

£119,950

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# 2 bedroom terraced house for sale (ST16 3UN)

## Property Details

| Key | Value |
|-----|-------|
| Address | 10 GRISSOM CLOSE, STAFFORD, STAFFORDSHIRE ST16 3UN |
| Price | £119,950 |
| Bedrooms | 2 |
| Last sold | £115,000 Mar 2010 |

## Description

**Room Dimensions**

GROUND FLOOR

CANOPY PORCH

ENTRANCE HALL

BREAKFAST KITCHEN 9'2 X 7'11

LIVING ROOM 16'7 incl. staircase X 11'7

FIRST FLOOR

LANDING

BEDROOM ONE 11'8 X 9'3

BEDROOM TWO 11'6 X 7'6 plus door recess

SHOWER ROOM 8'4 X 4'9

OUTSIDE

FRONT GARDEN

OFF ROAD PARKING

REAR GARDEN

## Property Photos

- ![Photo](/listings/photos/24006847/1145766)
- ![Photo](/listings/photos/24006847/1145768)
- ![Photo](/listings/photos/24006847/1145771)
- ![Photo](/listings/photos/24006847/1145773)
- ![Photo](/listings/photos/24006847/1145775)
- ![Photo](/listings/photos/24006847/1145777)
- ![Photo](/listings/photos/24006847/1145779)
- ![EPC](/listings/photos/24006847/1145781) - EPC

## FENSA Certificates

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

### FENSA Certificate #9252771
- **Address:** 10 Grissom Close, STAFFORD, ST16 3UN
- **Certificate Issued:** 10/12/2012
- **Work Completed:** 19/09/2012
- **Items:** 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 10 GRISSOM CLOSE, STAFFORD, STAFFORDSHIRE, ST16 3UN | £115,000 | 23/03/2010 | Terraced |
| 10 GRISSOM CLOSE, STAFFORD, STAFFORDSHIRE, ST16 3UN | £55,950 | 21/12/2000 | 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 |
|---------|-------|------|------|
| 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 |
| 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 |
| 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 |

**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:** -31.5%

## 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 Semi-Detached House, Charnley Road, ST16 | £945/mo | 2 | 0.49 miles | OpenRent |

**Average rent: £973/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.81% (okay)
- **Max investor price (0.8%):** £121,625
- **Target investor price (1%):** £97,300

*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 £973/mo).*

- **Gross yield:** 9.7%
- **Cost-to-rent:** 10.3×
- **Monthly cashflow:** £378/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 13.1%

*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:** 13.1%

## 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)

Photo 1 Photo 2 Photo 3 Photo 4 Photo 5 Photo 6 Photo 7 EPC

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Property details

Last sold

£115,000 Mar 2010

Local average

£175,213 (-31.5%)

Deprivation

Decile 5 (16,103 of 33,755)

Street crime

283 incidents within 1 mile (May 2026)

Additional details

Parking: Yes
Garden: Yes

Description

Modern Two Bedroomed End of Terrace House / Gas Central Heating / Double Glazing / Cul-de-sac Location / Canopy Porch / Entrance Hall / Breakfast Kitchen / Rear Living Room with Stairs Off / Shower Room / Off Road Parking / Gardens Front and Rear

Room Dimensions
GROUND FLOOR
CANOPY PORCH
ENTRANCE HALL
BREAKFAST KITCHEN 9'2 X 7'11
LIVING ROOM 16'7 incl. staircase X 11'7
FIRST FLOOR
LANDING
BEDROOM ONE 11'8 X 9'3
BEDROOM TWO 11'6 X 7'6 plus door recess
SHOWER ROOM 8'4 X 4'9
OUTSIDE
FRONT GARDEN
OFF ROAD PARKING
REAR GARDEN

Listed by

Stafford

Nicolsons The Estate Agents

Reference: 24006847

Flood risk

Zone: 1

Risk: Low

Job (default Low)

FENSA Certificates

This property has 1 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #9252771

Property Details

Street: 10 Grissom Close

Town: STAFFORD

Postcode: ST16 3UN

Installation Details

Items: 1 door

Certificate Issued: 10/12/2012

Work Completed: 19/09/2012

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

106% since 2000

Event	Date	Price	% change
Sold	23/03/2010 (16 years ago)	£115,000	+105.5%
Sold	21/12/2000 (25 years ago)	£55,950	—

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
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
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
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

Area average: £139,227 (11 sales)

Capital growth trend

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

5y growth 14%

10y growth 13.1%

House Price Index (HM Land Registry — official index, not sold-price averages): Stafford. Series: Terraced. As of April 2026.

1y (index) 5.5%

5y (index) 27.1%

10y (index) 52.7%

Rental Range

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

Low £802/mo

Realistic £891/mo

Optimistic £980/mo

Based on Local Authority from postcode lookup → Stafford.

LHA (30th percentile) floor for Mid Staffs: £623/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View ST16 3UN

Nearby

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

Type	Name	Distance
Bus stop	Tedder Road	0.1 miles
Bus stop	Spar Shop	0.1 miles
Hospital	County Hospital	0.2 miles
Shop	Weston Road Launderette	0.4 miles
Shop	Bargain Booze Plus	0.5 miles
Hospital	Beacon Park Hospital	1.1 miles
University	Staffordshire University Blackheath Lane Site	1.1 miles
Train station	Stafford	1.2 miles
Train station	Amerton Station	4.4 miles

Street-level crime

Category	Count
Violence and sexual offences	115
Anti-social behaviour	41
Public order	30
Shoplifting	17
Burglary	14
Criminal damage and arson	14
Bicycle theft	13
Other theft	12
Possession of weapons	8
Other crime	7
Vehicle crime	6
Drugs	5
Robbery	1
Total incidents	283

Within 1 mile during May 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 John's CofE Primary Academy	Primary	0.3 miles	Good — 15 Jul 2019
John Wheeldon Primary Academy	Primary	0.6 miles	Good — 8 Oct 2019
Veritas Primary Academy	Primary	0.8 miles	Good — 21 May 2018
St Patrick's Catholic Primary School	Primary	0.8 miles	Good — 21 Nov 2022
St Leonard's Primary School	Primary	0.8 miles	— (Inspected (no overall grade))

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 Semi-Detached House, Charnley Road, ST16	£945/mo	2	0.49 miles	OpenRent

Average rent: £973/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.81%

Max investor price (0.8%) £121,625

Target investor price (1%) £97,300

Gross yield 9.7%

Cost-to-rent ratio 10.3×

Monthly cashflow £378/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 13.1%

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).