# 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

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

## 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 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 |
| 2 Bed Terraced House, Peel Terrace, ST16 | £865/mo | 2 | 0.7 miles | OpenRent |
| 2 Bed Terraced House, County Road, ST16 | £765/mo | 2 | 0.89 miles | OpenRent |
| 2 Bed Terraced House, Orchard Street, ST17 | £925/mo | 2 | 1.09 miles | OpenRent |
| 2 Bed Flat, Victoria Road, ST16 | £995/mo | 2 | 1.16 miles | OpenRent |

**Average rent: £913/mo (7 listings)**

## 1% Rule

- **Rent ratio:** 0.77% (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:** 9.3%
- **Cost-to-rent:** 10.8×
- **Monthly cashflow:** £335/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 11.6%

*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:** 15.4%
- **10y growth:** 13.9%

## 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)