# Semi-detached house for sale (SK17 6PP)

## Property Details

| Key | Value |
|-----|-------|
| Address | Hardwick Mount, Buxton, SK17 6PP |
| Price | £385,000 |

## Description

CURRENT USE AS COMMERCIAL OFFICE SPACE!! 

OPPORTUNITY TO CONVERT TO ONE RESIDENTIAL DWELLING OR MULTIPLE FLATS SUBJECT TO THE NECESSARY PLANNING PERMISSION BEING APPROVED!! 

OFF ROAD PARKING AND GARDEN INCLUDED!!

Suite 1

•Office 1: 14 feet 2 inches x 11 feet 10 inches

•Office 2: 16 feet 8 inches x 13 feet 10 inches

•Office 3: 15 feet 7 inches x 11 feet

•Separate WC

•Kitchen: 13 feet 3 inches x 9 feet 8 inches

•Rear Porch

________________________________________

Suite 2

•Separate WC

•Office 1 / Kitchen: 12 feet 8 inches x 11 feet 2 inches

•Office 2: 12 feet 8 inches x 9 feet 1 inch

•Office 3: 17 feet x 14 feet

________________________________________

Suite 3

•Office 1: 20 feet 8 inches x 12 feet 1 inch

•Office 2: 17 feet 1 inch x 9 feet 5 inches

## Property Photos

- ![20251210-DSC01708-Edit.jpg](/listings/photos/172146368/2380336) - 20251210-DSC01708-Edit.jpg
- ![20251210-DSC01694.jpg](/listings/photos/172146368/2380337) - 20251210-DSC01694.jpg
- ![20251210-DSC01700.jpg](/listings/photos/172146368/2380338) - 20251210-DSC01700.jpg
- ![20251210-DSC01686.jpg](/listings/photos/172146368/2380339) - 20251210-DSC01686.jpg
- ![20251210-DSC01649.jpg](/listings/photos/172146368/2380340) - 20251210-DSC01649.jpg

## Floorplans

- ![FLOOR PLAN 1A HARDWICK MOUNT.jpg](/listings/photos/172146368/2380341) - FLOOR PLAN 1A HARDWICK MOUNT.jpg

## EPC Graphs

- ![EE Rating](/listings/photos/172146368/2380342) - EE Rating

## FENSA Certificates

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

### FENSA Certificate #15837469
- **Address:** 1 Hardwick Mount, BUXTON, SK17 6PP
- **Certificate Issued:** 09/07/2023
- **Work Completed:** 09/05/2023
- **Items:** 1 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 1 HARDWICK MOUNT, BUXTON, HIGH PEAK, DERBYSHIRE, SK17 6PP | £460,000 | 27/05/2016 | Semi-detached |
| 1 HARDWICK MOUNT, BUXTON, HIGH PEAK, DERBYSHIRE, SK17 6PP | £275,000 | 05/05/2011 | 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 |
|---------|-------|------|------|
| 10 HOLKER ROAD, BUXTON, HIGH PEAK, DERBYSHIRE, SK17 6QN | £355,000 | 29/11/2022 | Semi-detached |
| 2B HOLKER ROAD, BUXTON, HIGH PEAK, DERBYSHIRE, SK17 6QN | £190,000 | 14/10/2022 | Semi-detached |
| 11 HARDWICK SQUARE SOUTH, BUXTON, HIGH PEAK, DERBYSHIRE, SK17 6QA | £420,000 | 18/08/2022 | Semi-detached |
| 1 HARDWICK SQUARE WEST, BUXTON, HIGH PEAK, DERBYSHIRE, SK17 6PX | £662,000 | 16/06/2022 | Semi-detached |
| THORNSETT, 6 HARDWICK MOUNT, BUXTON, HIGH PEAK, DERBYSHIRE, SK17 6PS | £529,000 | 20/05/2022 | Semi-detached |
| 6 CURZON ROAD, BUXTON, HIGH PEAK, DERBYSHIRE, SK17 6QS | £290,000 | 28/01/2022 | Semi-detached |

**Area average:** £407,667 (6 sales)

## Price vs local average

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

- **Local average:** £315,097 (47 Semi-detached, SK17, 2024–2026)
- **Deviation:** +22.2%

## 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 |
|------|------|------|------|------|
| 2 Bed Flat, Buxton House, SK17 | £925/mo | 2 | 0.09 miles | OpenRent |
| 2 Bed Flat, Hardwick Square South, SK17 | £795/mo | 2 | 0.12 miles | OpenRent |
| 2 Bed Flat, Spring Gardens, SK17 | £725/mo | 2 | 0.15 miles | OpenRent |
| 2 Bed Flat, Spring Gardens, SK17 | £850/mo | 2 | 0.16 miles | OpenRent |
| 1 Bed Flat, Eagle Parade, SK17 | £665/mo | 1 | 0.17 miles | OpenRent |
| 2 Bed Flat, Westall Court, SK17 | £2,000/mo | 2 | 0.17 miles | OpenRent |
| 1 Bed Flat, Eagle Parade, SK17 | £600/mo | 1 | 0.17 miles | OpenRent |
| Studio Flat, Eagle Parade, SK17 | £430/mo | 1 | 0.17 miles | OpenRent |
| 2 Bed Flat, Westall Court, SK17 | £4,050/mo | 2 | 0.19 miles | OpenRent |
| 2 Bed Flat, Westall Court, SK17 | £4,050/mo | 2 | 0.19 miles | OpenRent |
| 2 Bed Flat, Market Street, SK17 | £695/mo | 2 | 0.22 miles | OpenRent |
| 2 Bed Flat, Market Street, SK17 | £820/mo | 2 | 0.22 miles | OpenRent |
| 5 Bed Terraced House, Dale Road, SK17 | £1,200/mo | 5 | 0.25 miles | OpenRent |
| 1 Bed Flat, Dale Road, SK17 | £600/mo | 1 | 0.26 miles | OpenRent |
| 1 Bed Flat, Marlow St, SK17 | £650/mo | 1 | 0.42 miles | OpenRent |
| [Clough Street, Buxton](http://87.117.209.195:8080/listings/c36e588) | £850/mo | 2 | 12.76 miles | Rightmove |

**Average rent: £1,244/mo (16 listings)**

## 1% Rule

- **Rent ratio:** 0.21% (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:** 2.5%
- **Cost-to-rent:** 39.7×
- **Monthly cashflow:** £-814/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -8.7%

*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:** 37.2%
- **10y growth:** 41.5%

## House Price Index (HM Land Registry)

*Official index for High Peak; Semi-detached series; as of July 2026.*

- **1y growth (index):** 6.7%
- **5y growth (index):** 27.8%
- **10y growth (index):** 61.3%

## 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)