# 6 bedroom detached house for sale (SK17 9AH) ## Property Details | Key | Value | |-----|-------| | Address | 6 MACCLESFIELD ROAD, BUXTON, DERBYSHIRE SK17 9AH | | Price | £950,000 | | Bathrooms | 5 | | Construction age | England and Wales: 1900-1929 | | Floor area | 325 m² | | Last sold | £685,000 Aug 2014 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** C - **Expiry date:** 21/03/2032 - **Current heating cost:** £2,912/year - **Est. upgrade cost to C:** £16,600 ### Recommendations - A3 (£1,500 - £2,700) - Q (£4,000 - £14,000) - W1 (£800 - £1,200) - U (£3,500 - £5,500) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2620-0007-6217-6632-1204) ## Description This impressive period residence occupies a significant place in Buxton’s history. Built circa 1898 by John Willoughby, then Secretary of the Pavilion Gardens Company, it was the largest of three homes he commissioned on land purchased from the 8th Duke of Devonshire. Just four years later, Willoughby commissioned renowned theatre architect Frank Matcham to design Buxton Opera House, creating a fascinating connection between the property and the town’s celebrated cultural heritage. Ideally positioned within walking distance of both the Pavilion Gardens and Buxton Opera House, the property combines impressive period architecture with beautifully appointed, versatile accommodation arranged over three floors. The welcoming entrance hall immediately reveals the home’s character, with oak panelling and leaded glass windows. Elegant reception spaces include a dual-aspect study, a grand dining room with bay window and ornate fireplace, and a comfortable living room with stone hearth and oak fireplace surround. At the heart of the home is a superb bespoke kitchen with marble-effect worktops, generous storage, breakfast seating and integrated appliances. This flows into a spacious morning room featuring an impressive Victorian Carrara and rouge marble fireplace. The garden room is another highlight, with large timber-framed French doors and captivating views towards Corbar Cross. A practical utility room provides direct access to the single garage, while the substantial cellar incorporates extensive storage and a caged wine cellar. A beautifully appointed library provides a peaceful retreat, complete with bespoke fitted bookshelves and French doors opening onto a secluded patio and the front garden. The first floor offers four generous en-suite bedrooms. The principal bedroom features semi-vaulted ceilings, fitted wardrobes and a contemporary shower room, while the remaining bedrooms retain an array of distinctive period details, including Arts & Crafts tiling and an Art Nouveau-style fireplace. One bedroom is currently arranged as a bespoke dressing room with artisan-made wardrobes, while another benefits from a particularly spacious en-suite with walk-in shower, Jacuzzi bath and double vanity. There is also scope to reinstate the former principal bathroom. The second floor provides further flexible accommodation, comprising an additional en-suite bedroom and a spacious studio/bedroom with vaulted ceiling and walk-in wardrobe. This versatile space would also make an excellent home office, gym or creative studio, with potential for an additional en-suite. Outside, the house sits within substantial, beautifully maintained gardens offering excellent privacy. A long private driveway framed by mature evergreens creates an impressive approach, while expansive lawns, established planting and secluded areas provide a wonderfully tranquil setting. Stone steps rise through the rear garden to a charming upper terrace, creating an attractive space for outdoor dining and entertaining amongst the mature planting. An exceptional period residence combining generous family accommodation, beautiful gardens and a fascinating historical pedigree, all within easy reach of central Buxton and the spectacular countryside of the Peak District National Park. ADDITIONAL INFORMATION: Council Tax Band: G Local Authority: High Peak LEGAL DISCLAIMER: These particulars, whilst believed to be accurate are set out as a general guideline and do not constitute any part of an offer or contract. Intending Purchasers should not rely on them as statements of representation of fact, but must satisfy themselves by inspection or otherwise as to their accuracy. Please note that we have not tested any apparatus, equipment, fixtures, fittings or services including gas central heating and so cannot verify they are in working order or fit for their purpose. Furthermore, Solicitors should confirm moveable items described in the sales particulars and, in fact, included in the sale since circumstances do change during the marketing or negotiations. Although we try to ensure accuracy, if measurements are used in this listing, they may be approximate. Therefore if intending Purchasers need accurate measurements to order carpeting or to ensure existing furniture will fit, they should take such measurements themselves. Photographs are reproduced general information and it must not be inferred that any item is included for sale with the property. TENURE To be confirmed by the Vendor’s Solicitors POSSESSION Vacant possession upon completion VIEWING Viewing strictly by appointment through The Express Estate Agency ## Property Photos - ![Photo](/listings/photos/93936465/2525531) - ![Photo](/listings/photos/93936465/2525532) - ![Photo](/listings/photos/93936465/2525533) - ![Photo](/listings/photos/93936465/2525534) - ![Photo](/listings/photos/93936465/2525535) - ![Photo](/listings/photos/93936465/2525536) - ![Photo](/listings/photos/93936465/2525537) - ![Photo](/listings/photos/93936465/2525538) - ![Photo](/listings/photos/93936465/2525539) - ![Photo](/listings/photos/93936465/2525540) - ![Photo](/listings/photos/93936465/2525541) - ![Photo](/listings/photos/93936465/2525542) - ![Photo](/listings/photos/93936465/2525543) - ![Photo](/listings/photos/93936465/2525544) - ![Photo](/listings/photos/93936465/2525545) - ![Photo](/listings/photos/93936465/2525546) - ![Photo](/listings/photos/93936465/2525547) - ![Photo](/listings/photos/93936465/2525548) - ![Photo](/listings/photos/93936465/2525549) - ![Photo](/listings/photos/93936465/2525550) - ![Photo](/listings/photos/93936465/2525551) - ![Photo](/listings/photos/93936465/2525552) - ![Photo](/listings/photos/93936465/2525553) - ![Photo](/listings/photos/93936465/2525554) - ![Photo](/listings/photos/93936465/2525555) - ![Photo](/listings/photos/93936465/2525556) - ![Photo](/listings/photos/93936465/2525557) - ![Photo](/listings/photos/93936465/2525558) - ![Photo](/listings/photos/93936465/2525559) - ![Photo](/listings/photos/93936465/2525560) - ![Photo](/listings/photos/93936465/2525561) - ![Photo](/listings/photos/93936465/2525562) - ![Photo](/listings/photos/93936465/2525563) - ![Photo](/listings/photos/93936465/2525564) - ![Photo](/listings/photos/93936465/2525565) - ![Photo](/listings/photos/93936465/2525566) - ![Photo](/listings/photos/93936465/2525567) - ![Photo](/listings/photos/93936465/2525568) - ![Photo](/listings/photos/93936465/2525569) - ![Photo](/listings/photos/93936465/2525570) - ![Photo](/listings/photos/93936465/2525571) - ![Photo](/listings/photos/93936465/2525572) - ![Photo](/listings/photos/93936465/2525573) ## Floorplans - ![Floorplan 1](/listings/photos/93936465/2525574) - Floorplan 1 ## EPC Graphs - ![EPC 1](/listings/photos/93936465/2525575) - EPC 1 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 6 MACCLESFIELD ROAD, BUXTON, HIGH PEAK, DERBYSHIRE, SK17 9AH | £685,000 | 27/08/2014 | 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 | |---------|-------|------|------| | 44 LISMORE ROAD, BUXTON, HIGH PEAK, DERBYSHIRE, SK17 9AN | £475,000 | 08/01/2026 | Detached | | 5 KINDER GROVE, BUXTON, HIGH PEAK, DERBYSHIRE, SK17 9BU | £320,000 | 12/09/2025 | Detached | | 1 MILLDALE AVENUE, BUXTON, HIGH PEAK, DERBYSHIRE, SK17 9BE | £335,000 | 15/08/2025 | Detached | | 26 ECCLESBOURNE DRIVE, BUXTON, HIGH PEAK, DERBYSHIRE, SK17 9BX | £350,000 | 29/10/2024 | Detached | | 8B WYE GROVE, BUXTON, HIGH PEAK, DERBYSHIRE, SK17 9AJ | £280,000 | 08/12/2023 | Detached | | 2 MILLDALE AVENUE, BUXTON, HIGH PEAK, DERBYSHIRE, SK17 9BE | £405,000 | 07/07/2023 | Detached | | [Same street] 2 MACCLESFIELD ROAD, BUXTON, HIGH PEAK, DERBYSHIRE, SK17 9AH | £661,500 | 26/05/2023 | Detached | | 34 ERRWOOD AVENUE, BUXTON, HIGH PEAK, DERBYSHIRE, SK17 9BD | £455,000 | 29/03/2023 | Detached | | 13 HARGATE ROAD, BUXTON, HIGH PEAK, DERBYSHIRE, SK17 9BL | £297,500 | 10/03/2023 | Detached | | 6 THORNEYCROFT BURLINGTON ROAD, BUXTON, HIGH PEAK, DERBYSHIRE, SK17 9AL | £1,580,000 | 02/03/2023 | Detached | | [Same street] WYEBANK COTTAGE, 14A MACCLESFIELD ROAD, BUXTON, HIGH PEAK, DERBYSHIRE, SK17 9AH | £345,000 | 11/10/2022 | Detached | | 58 DOVEDALE CRESCENT, BUXTON, HIGH PEAK, DERBYSHIRE, SK17 9BH | £359,300 | 06/09/2022 | Detached | | 7 MILLDALE AVENUE, BUXTON, HIGH PEAK, DERBYSHIRE, SK17 9BE | £350,000 | 24/06/2022 | Detached | | 26 LISMORE ROAD, BUXTON, HIGH PEAK, DERBYSHIRE, SK17 9AN | £405,000 | 15/06/2022 | Detached | | 26 LISMORE GROVE, BUXTON, HIGH PEAK, DERBYSHIRE, SK17 9AW | £450,000 | 27/04/2022 | Detached | | 26 HARGATE ROAD, BUXTON, HIGH PEAK, DERBYSHIRE, SK17 9BL | £365,000 | 08/04/2022 | Detached | | 24 LISMORE PARK, BUXTON, HIGH PEAK, DERBYSHIRE, SK17 9AU | £540,000 | 25/02/2022 | Detached | | 11 BROAD WALK, BUXTON, HIGH PEAK, DERBYSHIRE, SK17 6JR | £950,000 | 20/12/2021 | Detached | | 18 ECCLESBOURNE DRIVE, BUXTON, HIGH PEAK, DERBYSHIRE, SK17 9BX | £390,200 | 24/11/2021 | Detached | **Street average:** £503,250 (2 sales) **Area average:** £488,647 (17 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £433,456 (23 Detached, SK17, 2024–2026) - **Deviation:** +119.2% ## Rental Range *ONS Price Index of Private Rents (High Peak). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £843/mo - **Realistic:** £937/mo - **Optimistic:** £1,031/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Peaks & Dales (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 | |------|------|------|------|------| | 1 Bed Flat, Bath Road, SK17 | £595/mo | 1 | 0.19 miles | OpenRent | | 2 Bed Flat, West Road, SK17 | £3,033/mo | 2 | 0.23 miles | OpenRent | | 1 Bed Flat, West Road, SK17 | £3,033/mo | 1 | 0.23 miles | OpenRent | | 2 Bed Flat, Bath Road, SK17 | £595/mo | 2 | 0.23 miles | OpenRent | | [Clough Street, Buxton](http://87.117.209.195:8080/listings/c36e588) | £850/mo | 2 | 12.18 miles | Rightmove | **Average rent: £1,621/mo (5 listings)** ## 1% Rule - **Rent ratio:** 0.09% (weak for cashflow) - **Max investor price (0.8%):** £106,250 - **Target investor price (1%):** £85,000 *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 £850/mo).* - **Gross yield:** 1.1% - **Cost-to-rent:** 93.1× - **Monthly cashflow:** £-3,001/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).* ## Price per Square Metre - **£/m²:** £2,923/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 9.4% - **10y growth:** 27.7% ## House Price Index (HM Land Registry) *Official index for High Peak; Detached series; as of July 2026.* - **1y growth (index):** 5.7% - **5y growth (index):** 26.8% - **10y growth (index):** 57.5% ## 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)