For sale Semi-detached

2

VICTORIA FARM, ARMADALE ROAD, DUKINFIELD, DUKINFIELD, GREATER MANCHESTER SK16 4BD

3 beds 1 baths 1,033 sq ft Listed 23 Feb 2026 (-188d)

£240,000

Offers Over

Reduced on 1 Apr 2026 · Was £250,000

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# 3 bedroom semi-detached house for sale (SK16 4BD)

## Property Details

| Key | Value |
|-----|-------|
| Address | 2, VICTORIA FARM, ARMADALE ROAD, DUKINFIELD, DUKINFIELD, GREATER MANCHESTER SK16 4BD |
| Price | £240,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Council tax | B |
| Construction age | England and Wales: 1900-1929 |
| Floor area | 96 m² |
| Last sold | £129,950 Dec 2006 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 18/11/2034
- **Current heating cost:** £1,123/year
- **Est. upgrade cost to C:** £19,500

### Recommendations
- Internal or external wall insulation (£4,000 - £14,000)
- Floor insulation (suspended floor) (£800 - £1,200)
- Solar water heating (£4,000 - £6,000)
- Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

## Description

**Ground Floor** -

**Porch** - 1.83m x 0.91m  (6' x 3' ) - uPVC double glazed window to front, stable style uPVC door, door to:

**Reception Room** - 4.27m x 4.27m  (14' x 14' ) - uPVC double glazed windows, feature fireplace with inset fire, gas central heating radiator.

**Kitchen** - 5.79m x 3.35m  (19' x 11' ) - uPVC double glazed window, uPVC double glazed door, fitted with a range of wall mounted units with worksurface over, inset stainless steel sink and drainer with mixer tap, plumbing for automatic washing machine, gas central heating radiator, space for cooker, space for dining table.

**First Floor** -

**Landing** - Doors leading to:

**Bedroom 1** - 3.66m x 3.66m  (12' x 12' ) - uPVC double glazed window, gas central heating radiator.

**Bedroom 2** - 3.66m x 3.05m  (12' x 10' ) - uPVC double glazed window, gas central heating radiator.

**Bedroom 3** - 3.05m x 2.44m  (10' x 8' ) - uPVC double glazed window, gas central heating radiator.

**Bathroom** - 1.52m x 2.74m  (5' x 9' ) - uPVC double glazed windows, free standing roll top bath with shower over,  wash hand basin, low level WC,  tiled walls and floor, heated towel rail.

**Externally** - Low maintenance front garden with double gates leading to driveway with parking for several vehicles. Garden to rear with access gate.

**Aml Checks** - We are required by law to conduct Anti Money Laundering (AML) checks for all vendors and purchasers.   A non refundable fee of £15 per check will be payable to cover this digital process. These checks are carried out by Thirdfort.

This is a legal requirement to meet HMRC and UK law guidelines .

## Property Photos

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## Floorplans

- ![2VictoriaFarmArmadaleRoad-High.jpg](/listings/photos/172510262/75511) - 2VictoriaFarmArmadaleRoad-High.jpg

## EPC Graphs

- ![EE Rating](/listings/photos/172510262/75512) - EE Rating

## FENSA Certificates

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

### FENSA Certificate #11199114
- **Address:** 2 Victoria Farm, Armadale Road, SK16 4BD
- **Certificate Issued:** 14/09/2015
- **Work Completed:** 06/08/2015
- **Items:** 8 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| VICTORIA FARM 2 ARMADALE ROAD, DUKINFIELD, TAMESIDE, GREATER MANCHESTER, SK16 4BD | £129,950 | 15/12/2006 | 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 |
|---------|-------|------|------|
| 2 WINDERMERE ROAD, DUKINFIELD, TAMESIDE, GREATER MANCHESTER, SK16 4SJ | £290,000 | 23/02/2026 | Semi-detached |
| 12 TARBET ROAD, DUKINFIELD, TAMESIDE, GREATER MANCHESTER, SK16 4BE | £190,000 | 28/11/2025 | Semi-detached |
| 5 MILNE CLOSE, DUKINFIELD, TAMESIDE, GREATER MANCHESTER, SK16 4SN | £310,000 | 14/08/2025 | Semi-detached |
| 4 STANION GROVE, DUKINFIELD, TAMESIDE, GREATER MANCHESTER, SK16 4AE | £232,000 | 10/11/2023 | Semi-detached |
| 2 TOWN LANE, DUKINFIELD, TAMESIDE, GREATER MANCHESTER, SK16 4BX | £169,950 | 20/10/2023 | Semi-detached |
| 1 STANION GROVE, DUKINFIELD, TAMESIDE, GREATER MANCHESTER, SK16 4AE | £204,000 | 29/09/2023 | Semi-detached |
| 12 PARKIN CLOSE, DUKINFIELD, TAMESIDE, GREATER MANCHESTER, SK16 4DD | £210,000 | 12/06/2023 | Semi-detached |
| 15 GLENMORE GROVE, DUKINFIELD, TAMESIDE, GREATER MANCHESTER, SK16 4BH | £230,000 | 12/05/2023 | Semi-detached |
| 79 HARDY CLOSE, DUKINFIELD, TAMESIDE, GREATER MANCHESTER, SK16 4SL | £279,950 | 02/12/2022 | Semi-detached |
| 2 JACKSON AVENUE, DUKINFIELD, TAMESIDE, GREATER MANCHESTER, SK16 4AQ | £182,000 | 30/11/2022 | Semi-detached |
| 37 GLENMORE GROVE, DUKINFIELD, TAMESIDE, GREATER MANCHESTER, SK16 4BH | £180,000 | 23/11/2022 | Semi-detached |
| 40 JEFFREYS DRIVE, DUKINFIELD, TAMESIDE, GREATER MANCHESTER, SK16 4BZ | £243,000 | 17/11/2022 | Semi-detached |
| 27 TARBET ROAD, DUKINFIELD, TAMESIDE, GREATER MANCHESTER, SK16 4BE | £240,000 | 28/10/2022 | Semi-detached |
| 44 BARLOW ROAD, DUKINFIELD, TAMESIDE, GREATER MANCHESTER, SK16 4AG | £180,000 | 08/09/2022 | Semi-detached |
| 44 BOYDS WALK, DUKINFIELD, TAMESIDE, GREATER MANCHESTER, SK16 4BG | £150,000 | 24/06/2022 | Semi-detached |
| 46 HARDY CLOSE, DUKINFIELD, TAMESIDE, GREATER MANCHESTER, SK16 4SL | £216,000 | 27/05/2022 | Semi-detached |
| 6 PARKIN CLOSE, DUKINFIELD, TAMESIDE, GREATER MANCHESTER, SK16 4DD | £183,300 | 25/03/2022 | Semi-detached |
| 16 PARKIN CLOSE, DUKINFIELD, TAMESIDE, GREATER MANCHESTER, SK16 4DD | £237,000 | 18/02/2022 | Semi-detached |
| 2 STANION GROVE, DUKINFIELD, TAMESIDE, GREATER MANCHESTER, SK16 4AE | £130,000 | 12/11/2021 | Semi-detached |

**Area average:** £213,537 (19 sales)

## Price vs local average

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

- **Local average:** £262,355 (21 Semi-detached, SK16, 2024–2026)
- **Deviation:** -8.5%

## Rental Range

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

- **Low:** £834/mo
- **Realistic:** £927/mo
- **Optimistic:** £1,020/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £748/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 |
|------|------|------|------|------|
| 3 Bed Semi-Detached House, Town Lane, SK16 | £1,450/mo | 3 | 0.04 miles | OpenRent |
| 3 Bed Semi-Detached House, Dukinfield, SK16 | £1,300/mo | 3 | 0.34 miles | OpenRent |
| 3 Bed End Terrace, King St, SK16 | £1,195/mo | 3 | 0.47 miles | OpenRent |
| 3 Bed Semi-Detached House, Victoria St, SK14 | £1,295/mo | 3 | 1.39 miles | OpenRent |

**Average rent: £1,310/mo (4 listings)**

## 1% Rule

- **Rent ratio:** 0.54% (weak for cashflow)
- **Max investor price (0.8%):** £162,250
- **Target investor price (1%):** £129,800

*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 £1,298/mo).*

- **Gross yield:** 6.5%
- **Cost-to-rent:** 15.4×
- **Monthly cashflow:** £198/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 3.4%

*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:** £2,500/m²

## Capital growth trend

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

- **5y growth:** 29.6%
- **10y growth:** 76.2%

## House Price Index (HM Land Registry)

*Official index for Tameside; Semi-detached series; as of May 2026.*

- **1y growth (index):** 3%
- **5y growth (index):** 29.8%
- **10y growth (index):** 81.9%

## 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)

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Property details

Tenure

FREEHOLD

Floor area

96 m²

Council tax band

EPC rating

Year built

England and Wales: 1900-1929

Last sold

£129,950 Dec 2006

Price per m²

£2,500/m²

Local average

£262,355 (-8.5%)

Deprivation

Decile 1 (3,358 of 33,755)

Street crime

0 incidents within 1 mile (Jun 2026)

Key features

Stone-built semi-detached property
Three good-sized bedrooms
Spacious living room
Generous kitchen/dining area
Off-road parking
Enclosed rear garden
Ideal for families or first-time buyers
Close to local amenities, schools and transport links

Additional details

Parking: Yes
Garden: Yes

Description

Dawsons are pleased to bring to market this semi-detached, stone built property. Combining traditional character with practical modern living, this charming property offers spacious accommodation perfect for families, first-time buyers, or those looking to upsize. Externally, the home benefits from off-road parking, providing convenient and secure space for vehicles. The enclosed rear garden offers a private outdoor area ideal for families. The property is also located close to local amenities, reputable schools, and excellent transport links.

Ground Floor -

Porch - 1.83m x 0.91m (6' x 3' ) - uPVC double glazed window to front, stable style uPVC door, door to:

Reception Room - 4.27m x 4.27m (14' x 14' ) - uPVC double glazed windows, feature fireplace with inset fire, gas central heating radiator.

Kitchen - 5.79m x 3.35m (19' x 11' ) - uPVC double glazed window, uPVC double glazed door, fitted with a range of wall mounted units with worksurface over, inset stainless steel sink and drainer with mixer tap, plumbing for automatic washing machine, gas central heating radiator, space for cooker, space for dining table.

First Floor -

Landing - Doors leading to:

Bedroom 1 - 3.66m x 3.66m (12' x 12' ) - uPVC double glazed window, gas central heating radiator.

Bedroom 2 - 3.66m x 3.05m (12' x 10' ) - uPVC double glazed window, gas central heating radiator.

Bedroom 3 - 3.05m x 2.44m (10' x 8' ) - uPVC double glazed window, gas central heating radiator.

Bathroom - 1.52m x 2.74m (5' x 9' ) - uPVC double glazed windows, free standing roll top bath with shower over, wash hand basin, low level WC, tiled walls and floor, heated towel rail.

Externally - Low maintenance front garden with double gates leading to driveway with parking for several vehicles. Garden to rear with access gate.

Aml Checks - We are required by law to conduct Anti Money Laundering (AML) checks for all vendors and purchasers. A non refundable fee of £15 per check will be payable to cover this digital process. These checks are carried out by Thirdfort.

This is a legal requirement to meet HMRC and UK law guidelines .

Listed by

Stalybridge

W C Dawson & Son Ltd

Reference: 172510262

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 19/11/2024

Expiry date: 18/11/2034

Current heating cost: £1,123/year

Potential heating cost: £625/year

Est. upgrade cost to C: £19,500

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Internal or external wall insulation (£4,000 - £14,000)
Floor insulation (suspended floor) (£800 - £1,200)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Registered land (INSPIRE)

INSPIRE registered land data is not available for this location yet.

Floorplans

2VictoriaFarmArmadaleRoad-High.jpg

EPC Graphs

EE Rating

FENSA Certificates

This property has 1 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #11199114

Property Details

Street: 2 Victoria Farm

Town: Armadale Road

Postcode: SK16 4BD

Installation Details

Items: 8 windows

Certificate Issued: 14/09/2015

Work Completed: 06/08/2015

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

Event	Date	Price	% change
Listed for sale	—	£240,000	+84.7%
Sold	15/12/2006 (19 years ago)	£129,950	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

Same street and nearby sales within 0.25 miles (last 5 years). Data from Land Registry Price Paid.

Address	Price	Date	Type
2 WINDERMERE ROAD, DUKINFIELD, TAMESIDE, GREATER MANCHESTER, SK16 4SJ	£290,000	23/02/2026	Semi-detached
12 TARBET ROAD, DUKINFIELD, TAMESIDE, GREATER MANCHESTER, SK16 4BE	£190,000	28/11/2025	Semi-detached
5 MILNE CLOSE, DUKINFIELD, TAMESIDE, GREATER MANCHESTER, SK16 4SN	£310,000	14/08/2025	Semi-detached
4 STANION GROVE, DUKINFIELD, TAMESIDE, GREATER MANCHESTER, SK16 4AE	£232,000	10/11/2023	Semi-detached
2 TOWN LANE, DUKINFIELD, TAMESIDE, GREATER MANCHESTER, SK16 4BX	£169,950	20/10/2023	Semi-detached
1 STANION GROVE, DUKINFIELD, TAMESIDE, GREATER MANCHESTER, SK16 4AE	£204,000	29/09/2023	Semi-detached
12 PARKIN CLOSE, DUKINFIELD, TAMESIDE, GREATER MANCHESTER, SK16 4DD	£210,000	12/06/2023	Semi-detached
15 GLENMORE GROVE, DUKINFIELD, TAMESIDE, GREATER MANCHESTER, SK16 4BH	£230,000	12/05/2023	Semi-detached
79 HARDY CLOSE, DUKINFIELD, TAMESIDE, GREATER MANCHESTER, SK16 4SL	£279,950	02/12/2022	Semi-detached
2 JACKSON AVENUE, DUKINFIELD, TAMESIDE, GREATER MANCHESTER, SK16 4AQ	£182,000	30/11/2022	Semi-detached
37 GLENMORE GROVE, DUKINFIELD, TAMESIDE, GREATER MANCHESTER, SK16 4BH	£180,000	23/11/2022	Semi-detached
40 JEFFREYS DRIVE, DUKINFIELD, TAMESIDE, GREATER MANCHESTER, SK16 4BZ	£243,000	17/11/2022	Semi-detached
27 TARBET ROAD, DUKINFIELD, TAMESIDE, GREATER MANCHESTER, SK16 4BE	£240,000	28/10/2022	Semi-detached
44 BARLOW ROAD, DUKINFIELD, TAMESIDE, GREATER MANCHESTER, SK16 4AG	£180,000	08/09/2022	Semi-detached
44 BOYDS WALK, DUKINFIELD, TAMESIDE, GREATER MANCHESTER, SK16 4BG	£150,000	24/06/2022	Semi-detached
46 HARDY CLOSE, DUKINFIELD, TAMESIDE, GREATER MANCHESTER, SK16 4SL	£216,000	27/05/2022	Semi-detached
6 PARKIN CLOSE, DUKINFIELD, TAMESIDE, GREATER MANCHESTER, SK16 4DD	£183,300	25/03/2022	Semi-detached
16 PARKIN CLOSE, DUKINFIELD, TAMESIDE, GREATER MANCHESTER, SK16 4DD	£237,000	18/02/2022	Semi-detached
2 STANION GROVE, DUKINFIELD, TAMESIDE, GREATER MANCHESTER, SK16 4AE	£130,000	12/11/2021	Semi-detached

Area average: £213,537 (19 sales)

Capital growth trend

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

5y growth 29.6%

10y growth 76.2%

House Price Index (HM Land Registry — official index, not sold-price averages): Tameside. Series: Semi-detached. As of May 2026.

1y (index) 3%

5y (index) 29.8%

10y (index) 81.9%

Rental Range

Estimated market rent for Tameside. Low = conservative, Realistic = average, Optimistic = best case.

Low £834/mo

Realistic £927/mo

Optimistic £1,020/mo

Based on Local Authority from postcode lookup → Tameside.

LHA (30th percentile) floor for Tameside & Glossop: £748/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View SK16 4BD

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	Dukinfield, Jeffreys Drive / near Victoria Street	0.1 miles
Bus stop	Dukinfield, Foundary Street / near Chapel View	0.1 miles
Shop	Morrisons	0.2 miles
Shop	National Tyres & Autocare	0.6 miles
Train station	Hyde North	0.8 miles
Train station	Stalybridge	1.0 miles
Hospital	Tameside General Hospital	1.3 miles
University	UK Management College	3.3 miles
Hospital	Park Lodge Independent Hospital	4.0 miles
University	University of Manchester Fallowfield Campus	5.7 miles

Street-level crime

Category	Count
Total incidents	0

Within 1 mile during Jun 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Ravensfield Primary School	Primary	0.3 miles	Good — 9 Sep 2015
Lyndhurst Primary School	Primary	0.5 miles	Requires improvement — 21 Jun 2023
All Saints Catholic College	Secondary	0.5 miles	Good — 26 Jul 2018
St John's CofE Primary School, Dukinfield	Primary	0.5 miles	Good — 4 Jul 2013
Tameside Pupil Referral Service	Other	0.6 miles	Good — 3 Jul 2022

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
3 Bed Semi-Detached House, Town Lane, SK16	£1,450/mo	3	0.04 miles	OpenRent
3 Bed Semi-Detached House, Dukinfield, SK16	£1,300/mo	3	0.34 miles	OpenRent
3 Bed End Terrace, King St, SK16	£1,195/mo	3	0.47 miles	OpenRent
3 Bed Semi-Detached House, Victoria St, SK14	£1,295/mo	3	1.39 miles	OpenRent

Average rent: £1,310/mo (4 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.54%

Max investor price (0.8%) £162,250

Target investor price (1%) £129,800

Gross yield 6.5%

Cost-to-rent ratio 15.4×

Monthly cashflow £198/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 3.4%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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).

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