# WARBURTON COURT 33 HIGH STREET, UPPERMILL, OLDHAM, GREATER MANCHESTER, OL3 6FL

## Property details

- Slug: `10ff3ac` (address key hash: `10ff3acbd3c4b8afaf736ffdc46cec51007cedfa`)
- Postcode: OL3 6FL
- Transactions on record: 3

- Tenure: Leasehold
- Property type: Flat
- Bedrooms: 1
- Bathrooms: 1
- Last sold: £180,000 Feb 2026
- Local average: £169,800 (5 sales)

## Latest sale

- Price: £180,000
- Date: 2026-02-02
- Type: F
- Tenure: L

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-02 | £180,000 | Flat | +33.3% | £177,677 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4c1b673f-5913-d8ea-e063-4704a8c0bf7d) |
| Sold | 2017-08-22 | £135,000 | Flat | -10% | £200,256 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/5a9d8b55-5f15-68eb-e053-6b04a8c0d293) |
| Sold | 2009-11-10 | £149,950 | Flat | — | £244,068 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/6a33a0b9-2274-4342-9f72-67c75c7976d9) |

*Today’s value (HPI): adjusted using published house price index trends for the area and property type; not a valuation of the property today.*

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| WARBURTON COURT 33 HIGH STREET, UPPERMILL, OLDHAM, GREATER MANCHESTER, OL3 6FL | £180,000 | 02/02/2026 | Flat |
| WARBURTON COURT 33 HIGH STREET, UPPERMILL, OLDHAM, GREATER MANCHESTER, OL3 6FL | £135,000 | 22/08/2017 | Flat |
| WARBURTON COURT 33 HIGH STREET, UPPERMILL, OLDHAM, GREATER MANCHESTER, OL3 6FL | £149,950 | 10/11/2009 | Flat |

## Historic listings

Listing activity only where we matched the listing to a Land Registry sale already on record for this address.

- Matched listing: [164387273](http://87.117.209.195:8080/listings/4341f1a)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £180,000 |
| listed | 2025-07-10 | £180,000 |
| sold | 2017-01-01 | £135,000 |
| sold | 2009-01-01 | £149,950 |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| WARBURTON COURT 36 HIGH STREET, UPPERMILL, OLDHAM, GREATER MANCHESTER, OL3 6FL | £177,000 | 03/11/2023 | Flat |
| WILLOW BANK FLAT 61 VILLAGE GREEN, UPPERMILL, OLDHAM, GREATER MANCHESTER, OL3 6AL | £156,000 | 15/09/2023 | Flat |
| WILLOW BANK FLAT 59 VILLAGE GREEN, UPPERMILL, OLDHAM, GREATER MANCHESTER, OL3 6AL | £235,000 | 01/08/2023 | Flat |
| BUCKLEY MILL 4 HIGH STREET, UPPERMILL, OLDHAM, GREATER MANCHESTER, OL3 6AF | £220,000 | 03/07/2023 | Flat |
| WARBURTON COURT 18 HIGH STREET, UPPERMILL, OLDHAM, GREATER MANCHESTER, OL3 6FL | £235,000 | 31/05/2023 | Flat |
| 21 HOPKINSON CLOSE, UPPERMILL, OLDHAM, GREATER MANCHESTER, OL3 6BB | £99,995 | 26/05/2023 | Flat |
| WARBURTON COURT 40 HIGH STREET, UPPERMILL, OLDHAM, GREATER MANCHESTER, OL3 6FL | £185,000 | 02/05/2023 | Flat |
| WARBURTON COURT 49 HIGH STREET, UPPERMILL, OLDHAM, GREATER MANCHESTER, OL3 6FL | £170,000 | 31/03/2023 | Flat |
| WARBURTON COURT 28 HIGH STREET, UPPERMILL, OLDHAM, GREATER MANCHESTER, OL3 6FL | £172,000 | 25/01/2023 | Flat |
| VILLAGE MANOR 11 HIGH STREET, UPPERMILL, OLDHAM, GREATER MANCHESTER, OL3 6AS | £180,000 | 16/12/2022 | Flat |
| 13 PICKHILL MEWS, UPPERMILL, OLDHAM, GREATER MANCHESTER, OL3 6LY | £105,000 | 05/12/2022 | Flat |
| WARBURTON COURT 50 HIGH STREET, UPPERMILL, OLDHAM, GREATER MANCHESTER, OL3 6FL | £235,000 | 30/11/2022 | Flat |
| 7 PICKHILL MEWS, UPPERMILL, OLDHAM, GREATER MANCHESTER, OL3 6LY | £113,000 | 14/11/2022 | Flat |
| WARBURTON COURT 6 HIGH STREET, UPPERMILL, OLDHAM, GREATER MANCHESTER, OL3 6FL | £260,000 | 31/10/2022 | Flat |
| WARBURTON COURT 21 HIGH STREET, UPPERMILL, OLDHAM, GREATER MANCHESTER, OL3 6FL | £184,000 | 05/10/2022 | Flat |
| 1 OUTRAM MEWS, UPPERMILL, OLDHAM, GREATER MANCHESTER, OL3 6BE | £169,995 | 26/09/2022 | Flat |
| WARBURTON COURT 32 HIGH STREET, UPPERMILL, OLDHAM, GREATER MANCHESTER, OL3 6FL | £170,000 | 23/09/2022 | Flat |
| 10 PICKHILL MEWS, UPPERMILL, OLDHAM, GREATER MANCHESTER, OL3 6LY | £107,000 | 16/09/2022 | Flat |
| 18 OUTRAM MEWS, UPPERMILL, OLDHAM, GREATER MANCHESTER, OL3 6BE | £125,000 | 16/08/2022 | Flat |
| WILLOW BANK FLAT 21 VILLAGE GREEN, UPPERMILL, OLDHAM, GREATER MANCHESTER, OL3 6AL | £130,000 | 08/06/2022 | Flat |

**Area average:** £171,450 (20 sales)

## Capital growth trend

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

- **5y growth:** -4.6%
- **10y growth:** 18.2%

## House Price Index (HM Land Registry)

*Official index for Oldham; Flats and maisonettes series; as of April 2026.*

- **1y growth (index):** -1.2%
- **5y growth (index):** 16%
- **10y growth (index):** 68.7%

## Rental Range

*ONS Price Index of Private Rents (Oldham). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £825/mo
- **Realistic:** £917/mo
- **Optimistic:** £1,009/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Oldham & Rochdale (Apr 2025 – Mar 2026).*

## 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 |
|------|------|------|------|------|
| Bedsit, Dobcross New Road, OL3 | £700/mo | 1 | 0.35 miles | OpenRent |
| 1 Bed Flat, Dobcross, OL3 | £950/mo | 1 | 0.58 miles | OpenRent |
| 1 Bed Flat, Wellington Road, OL3 | £865/mo | 1 | 0.6 miles | OpenRent |
| 1 Bed Maisonette, Shaw Hall Bank Road, OL3 | £750/mo | 1 | 0.81 miles | OpenRent |

**Average rent: £816/mo (4 listings)**

## 1% Rule

- **Rent ratio:** 0.45% (weak for cashflow)
- **Max investor price (0.8%):** £101,000
- **Target investor price (1%):** £80,800

*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 £808/mo).*

- **Gross yield:** 5.4%
- **Cost-to-rent:** 18.6×
- **Monthly cashflow:** £-7/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -0.2%

*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).*

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Not in Flood Risk Area (no data)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

## Street-level crime

- **Total incidents:** 0

*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.*

| Name | Type | Distance | Ofsted |
|------|------|----------|--------|
| Saddleworth School | Secondary | 0.1 miles | Requires improvement — 24 Apr 2024 |
| St Chad's Church of England Primary School | Primary | 0.3 miles | Good — 18 Nov 2019 |
| Holy Trinity CofE Dobcross Primary School | Primary | 0.7 miles | Good — 12 Nov 2012 |
| Greenfield Primary School | Primary | 0.9 miles | — (Inspected (no overall grade)) |
| Greenfield St Mary's CofE School | Primary | 1.2 miles | Good — 16 Jul 2024 |