# Land for sale (SK6 5NA)

## Property Details

| Key | Value |
|-----|-------|
| Address | Gibb Lane, SK6, SK6 5NA |
| Price | POA |

## Description

A fantastic opportunity to acquire a site in a sought-after location. The site has planning in principle for up to 5 dwellings which will be large, high-end executive homes

Set within a desirable rural/semi-rural setting, this exceptional development opportunity offers the perfect balance of countryside tranquillity and modern convenience, with green open spaces, village charm, and a strong lifestyle appeal for families and professionals alike. Despite its peaceful surroundings, the site remains within easy commuting distance of Stockport and Manchester, making it ideally suited to buyers seeking both connectivity and escape. The area is characterised by strong underlying property values, with neighbouring detached homes achieving premium prices, providing a solid benchmark for the proposed scheme. Planning for just five dwellings creates a sense of exclusivity, allowing the development to be positioned as a boutique collection of high-end homes, further enhanced by the village’s appealing amenities including local pubs, a church, and access to countryside walks.

The proposed circa 2,500 sq ft properties are well aligned with demand for spacious, executive homes finished to a high specification, likely attracting discerning purchasers willing to pay for quality. The scheme is expected to appeal primarily to families and professionals seeking long-term village living rather than high-density or rental accommodation, with strong demand anticipated from commuters desiring space, lifestyle, and a sense of community.

Overall, the development presents an excellent opportunity to deliver premium homes into a market that favours stable, owner-occupied housing in an attractive rural-commuter location.

## Property Photos

- ![Land Opportunity Mellor](/listings/photos/174381452/116604) - Land Opportunity Mellor
- ![Gallery](/listings/photos/174381452/116605) - Gallery
- ![Gallery](/listings/photos/174381452/116606) - Gallery
- ![Gallery](/listings/photos/174381452/116607) - Gallery
- ![Gallery](/listings/photos/174381452/116608) - Gallery

## Price vs local average

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

- **Local average:** £470,097 (10 Other, SK6, 2024–2026)
- **Deviation:** +325.4%

## Rental Range

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

- **Low:** £986/mo
- **Realistic:** £1,095/mo
- **Optimistic:** £1,205/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. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 3 Bed Terraced House, Mill Brow, SK6 | £1,250/mo | 3 | 1.07 miles | OpenRent |

**Average rent: £1,250/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.06% (weak for cashflow)
- **Max investor price (0.8%):** £156,250
- **Target investor price (1%):** £125,000

*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 £1,250/mo).*

- **Gross yield:** 0.8%
- **Cost-to-rent:** 133.3×
- **Monthly cashflow:** £-6,776/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -14%

*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:** 81.5%
- **10y growth:** 185.5%

## House Price Index (HM Land Registry)

*Official index for Stockport; All dwelling types series; as of March 2026.*

- **1y growth (index):** 5.2%
- **5y growth (index):** 24.1%
- **10y growth (index):** 65.5%

## 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)