For sale Detached

1 NEW MILLS ROAD

HIGH PEAK, BIRCH VALE, DERBYSHIRE SK22 1BT

3 beds 2 baths 1,356 sq ft Listed 22 Apr 2026 (-124d)

£550,000

Offers Over

Reduced on 30 Mar 2026

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# 3 bedroom detached house for sale (SK22 1BT)

## Property Details

| Key | Value |
|-----|-------|
| Address | 1 NEW MILLS ROAD, HIGH PEAK, BIRCH VALE, DERBYSHIRE SK22 1BT |
| Price | £550,000 |
| Bedrooms | 3 |
| Bathrooms | 2 |
| Council tax | D |
| Construction age | England and Wales: 1900-1929 |
| Floor area | 126 m² |
| Last sold | £354,000 Jan 2020 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** D
- **Expiry date:** 23/06/2035
- **Current heating cost:** £1,760/year
- **Est. upgrade cost to C:** £16,500

### Recommendations
- W1 (£5,000 - £10,000)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0380-2514-8560-2125-7275)

## Description

Now back to the main residence, which benefitted from a two-storey extension as recently as January 2023. This work allowed for a master bedroom suite with a dressing room and an en-suite shower room to the first floor and a boot room and accompanying shower room on the ground floor. The property now offers three genuine double bedrooms, with the two remaining double bedrooms enjoying superb views to the front and sharing the refurbished family bathroom. There are also two separate reception rooms to the ground floor, both with wood burning stoves, plus a refitted kitchen and an adjacent laundry room, in addition to the newly created boot room and shower room.

Externally the main residence benefits from a block paved driveway that can comfortably accommodate at least three vehicles, with overflow parking for numerous vehicles currently available on the plot below, where there is also a single detached garage, although this would be removed should any building work be undertaken. The gardens serving the main residence have been mostly hard landscaped for ease of maintenance. There is a spacious paved patio at ground level with a dry-stone wall and a raised planter bed in the background. There is then a step up from this area to an elevated patio and grassed area along with a section housing a green house and some semi-mature trees.

Overall this is a rare and exciting opportunity for the right buyer. It's not every day that a property with a building plot comes for sale and this would very much suit those with multi-generational living requirements or a business owner/sole trader that may seek some alterations to the existing planning consent. Viewing is highly recommended.

EPC Rating: D

## Property Photos

- ![(Main)](/listings/photos/174796034/162926) - (Main)
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## Floorplans

- ![All](/listings/photos/174796034/162960) - All

## EPC Graphs

- ![EPC 1](/listings/photos/174796034/715348) - EPC 1

## FENSA Certificates

This property has 2 FENSA certificate(s) on record.

### FENSA Certificate #10985770
- **Address:** 1 New Mills Road, Birch Vale, SK22 1BT
- **Certificate Issued:** 12/05/2015
- **Work Completed:** 10/03/2015
- **Items:** 5 window(s)

### FENSA Certificate #13724802
- **Address:** 1 New Mills Road, Birch Vale, SK22 1BT
- **Certificate Issued:** 27/08/2019
- **Work Completed:** 22/08/2019
- **Items:** 2 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 1 NEW MILLS ROAD, BIRCH VALE, HIGH PEAK, DERBYSHIRE, SK22 1BT | £354,000 | 23/01/2020 | Detached |
| 1 NEW MILLS ROAD, BIRCH VALE, HIGH PEAK, DERBYSHIRE, SK22 1BT | £225,000 | 11/04/2014 | 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 |
|---------|-------|------|------|
| [Same street] 24 NEW MILLS ROAD, BIRCH VALE, HIGH PEAK, DERBYSHIRE, SK22 1BT | £415,000 | 20/11/2023 | Semi-detached |
| [Same street] 30 NEW MILLS ROAD, BIRCH VALE, HIGH PEAK, DERBYSHIRE, SK22 1BT | £300,000 | 07/10/2022 | Terraced |
| [Same street] 5 NEW MILLS ROAD, BIRCH VALE, HIGH PEAK, DERBYSHIRE, SK22 1BT | £507,000 | 23/09/2022 | Other |
| [Same street] BIRCH HALL NEW MILLS ROAD, BIRCH VALE, HIGH PEAK, DERBYSHIRE, SK22 1BT | £712,000 | 17/06/2022 | Detached |
| [Same street] 53 NEW MILLS ROAD, BIRCH VALE, HIGH PEAK, DERBYSHIRE, SK22 1BT | £260,000 | 28/02/2022 | Semi-detached |
| [Same street] 47 NEW MILLS ROAD, BIRCH VALE, HIGH PEAK, DERBYSHIRE, SK22 1BT | £245,000 | 30/09/2021 | Semi-detached |

**Street average:** £406,500 (6 sales)

## Price vs local average

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

- **Local average:** £692,813 (8 Detached, SK22, 2024–2026)
- **Deviation:** -20.6%

## Rental Range

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

- **Low:** £826/mo
- **Realistic:** £918/mo
- **Optimistic:** £1,010/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Southern Greater Manchester (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £898/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 Flat, New Mills Road, SK22 | £1,300/mo | 3 | 0.39 miles | OpenRent |

**Average rent: £1,300/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.24% (weak for cashflow)
- **Max investor price (0.8%):** £162,500
- **Target investor price (1%):** £130,000

*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 £1,300/mo).*

- **Gross yield:** 2.8%
- **Cost-to-rent:** 35.3×
- **Monthly cashflow:** £-1,021/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -7.7%

*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).*

## Price per Square Metre

- **£/m²:** £4,365/m²

## Capital growth trend

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

- **5y growth:** 106.9%
- **10y growth:** 80.9%

## House Price Index (HM Land Registry)

*Official index for High Peak; Detached series; as of May 2026.*

- **1y growth (index):** 4%
- **5y growth (index):** 26.4%
- **10y growth (index):** 57.7%

## 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)

(Main) Other Other Other Other Other Other Other Other Other Other Other Other Other Other Other Other Other Other Other Other Other Other Other Other Other

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Property details

Tenure

FREEHOLD

Floor area

126 m²

Council tax band

EPC rating

Year built

England and Wales: 1900-1929

Last sold

£354,000 Jan 2020

Price per m²

£4,365/m²

Local average

£692,813 (-20.6%)

Deprivation

Decile 7 (22,779 of 33,755)

Street crime

5 incidents within 1 mile (Jun 2026)

Key features

A Much Improved Detached Property
Planning Permission For Detached Annexe
Potential to Adapt Planning Consents
Large 0.37 Acre Plot
Stunning Views to Front
Ample Parking Facilities
Three Double Bedrooms and Three Bathrooms
Two Separate Reception Rooms and Kitchen
Laundry Room & Boot Room
Viewing Essential

Additional details

Electricity: Mains supply
Water: Mains supply
Heating: Gas central
Parking: Yes
Garden: Yes
Listed property: No
Restrictions: No
Required access: No
Rights of way: No
Flooded in last 5 years: No
Flood defences: No

Description

Set in grounds of approximately 0.37 of an acre this extended detached property enjoys an elevated position affording superb views to the front and enjoys a good degree of privacy from neighbouring dwellings and Hayfield Quarry in the distance behind. The building plot for the approved detached annex sits comfortably below the main property ensuring a simple division of land/plots in the future if so desired.

Now back to the main residence, which benefitted from a two-storey extension as recently as January 2023. This work allowed for a master bedroom suite with a dressing room and an en-suite shower room to the first floor and a boot room and accompanying shower room on the ground floor. The property now offers three genuine double bedrooms, with the two remaining double bedrooms enjoying superb views to the front and sharing the refurbished family bathroom. There are also two separate reception rooms to the ground floor, both with wood burning stoves, plus a refitted kitchen and an adjacent laundry room, in addition to the newly created boot room and shower room.
Externally the main residence benefits from a block paved driveway that can comfortably accommodate at least three vehicles, with overflow parking for numerous vehicles currently available on the plot below, where there is also a single detached garage, although this would be removed should any building work be undertaken. The gardens serving the main residence have been mostly hard landscaped for ease of maintenance. There is a spacious paved patio at ground level with a dry-stone wall and a raised planter bed in the background. There is then a step up from this area to an elevated patio and grassed area along with a section housing a green house and some semi-mature trees.

Overall this is a rare and exciting opportunity for the right buyer. It's not every day that a property with a building plot comes for sale and this would very much suit those with multi-generational living requirements or a business owner/sole trader that may seek some alterations to the existing planning consent. Viewing is highly recommended.
EPC Rating: D

Listed by

Glossop

Gascoigne Halman - Connells

Reference: 174796034

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: D

Inspection date: 24/06/2025

Expiry date: 23/06/2035

Current heating cost: £1,760/year

Potential heating cost: £1,644/year

Est. upgrade cost to C: £16,500

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

Recommendations

Floor insulation (suspended floor) (£5,000 - £10,000)
Solar photovoltaic panels, 2.5 kWp (£8,000 - £10,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Registered land (INSPIRE)

This location falls inside an HM Land Registry INSPIRE registered freehold polygon.

Plot: ~1,419 m² (0.35 acres)

Source: HM Land Registry INSPIRE Index Polygons.

Floorplans

All

EPC Graphs

EPC 1

FENSA Certificates

This property has 2 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #10985770

Property Details

Street: 1 New Mills Road

Town: Birch Vale

Postcode: SK22 1BT

Installation Details

Items: 5 windows

Certificate Issued: 12/05/2015

Work Completed: 10/03/2015

This certificate data was retrieved from FENSA's database

FENSA Certificate #13724802

Property Details

Street: 1 New Mills Road

Town: Birch Vale

Postcode: SK22 1BT

Installation Details

Items: 2 windows

Certificate Issued: 27/08/2019

Work Completed: 22/08/2019

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

57% since 2014

Event	Date	Price	% change
Listed for sale	—	£550,000	+55.4%
Sold	23/01/2020 (6 years ago)	£354,000	+57.3%
Sold	11/04/2014 (12 years ago)	£225,000	—

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
Same street 24 NEW MILLS ROAD, BIRCH VALE, HIGH PEAK, DERBYSHIRE, SK22 1BT	£415,000	20/11/2023	Semi-detached
Same street 30 NEW MILLS ROAD, BIRCH VALE, HIGH PEAK, DERBYSHIRE, SK22 1BT	£300,000	07/10/2022	Terraced
Same street 5 NEW MILLS ROAD, BIRCH VALE, HIGH PEAK, DERBYSHIRE, SK22 1BT	£507,000	23/09/2022	Other
Same street BIRCH HALL NEW MILLS ROAD, BIRCH VALE, HIGH PEAK, DERBYSHIRE, SK22 1BT	£712,000	17/06/2022	Detached
Same street 53 NEW MILLS ROAD, BIRCH VALE, HIGH PEAK, DERBYSHIRE, SK22 1BT	£260,000	28/02/2022	Semi-detached
Same street 47 NEW MILLS ROAD, BIRCH VALE, HIGH PEAK, DERBYSHIRE, SK22 1BT	£245,000	30/09/2021	Semi-detached

Street average: £406,500 (6 sales)

Capital growth trend

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

5y growth 106.9%

10y growth 80.9%

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

1y (index) 4%

5y (index) 26.4%

10y (index) 57.7%

Rental Range

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

Low £826/mo

Realistic £918/mo

Optimistic £1,010/mo

Based on Local Authority from postcode lookup → High Peak.

LHA (30th percentile) floor for Southern Greater Manchester: £898/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View SK22 1BT

Nearby

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

Type	Name	Distance
Bus stop	Hayfield, New Mills Road / opposite Quarry	0.0 miles
Bus stop	Hayfield, New Mills Road /adjacent Quarry	0.0 miles
Shop	Hallam Brothers	0.3 miles
Shop	Shaw's	0.5 miles
Train station	New Mills Central	2.2 miles
Train station	Furness Vale	2.5 miles
Hospital	Park Lodge Independent Hospital	5.8 miles
Hospital	The Meadows	6.8 miles
University	University of Derby, Buxton	8.4 miles
University	UK Management College	10.6 miles

Street-level crime

Category	Count
Public order	2
Violence and sexual offences	2
Anti-social behaviour	1
Total incidents	5

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
Hayfield Primary School	Primary	0.2 miles	Good — 14 Mar 2012
Thornsett Primary School (High Peak Federation)	Primary	1.1 miles	Good — 23 Jun 2024
St George's CofE Primary School	Primary	1.8 miles	Requires improvement — 3 Apr 2022
New Mills School	Secondary	1.8 miles	Requires improvement — 20 Oct 2022
New Mills Primary School	Primary	2.0 miles	Good — 18 Dec 2013

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 Flat, New Mills Road, SK22	£1,300/mo	3	0.39 miles	OpenRent

Average rent: £1,300/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

This street 3.8% gross yield avg £406,500 sale, £1,300/mo rent

Rent ratio 0.24%

Max investor price (0.8%) £162,500

Target investor price (1%) £130,000

Gross yield 2.8%

Cost-to-rent ratio 35.3×

Monthly cashflow £-1,021/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -7.7%

This street — Gross yield for this street only (Land Registry sales + rental comparables, same postcode + street).
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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