# 6 bedroom detached house for sale (SK17 6QW) ## Property Details | Key | Value | |-----|-------| | Address | 8 SYLVAN CLIFF, BUXTON, DERBYSHIRE SK17 6QW | | Price | £775,000 | | Bathrooms | 4 | | Construction age | England and Wales: 1900-1929 | | Floor area | 304 m² | | Last sold | £675,000 Dec 2020 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** C - **Expiry date:** 05/10/2030 - **Current heating cost:** £3,001/year - **Est. upgrade cost to C:** £14,500 ### Recommendations - 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/9380-2896-4000-2400-8081) ## Description Nanango stands on Sylvan Cliff, a short walk from the heart of Buxton, a substantial Victorian home with early Edwardian influence. Its subtly asymmetrical frontage, stone façade and confident proportions give it quiet authority, while its position feels tucked away despite being truly central. The train station, independent shops, supermarkets and the Opera House are all reached on foot, yet the house itself remains composed and private. Inside, the first impression is scale. The entrance hall extends nearly ten metres in length - anchored by a striking staircase, rising beneath an original stained glass skylight in rich yellow and blue tones reminiscent of Peak District Blue John found in nearby Castleton. It sets the tone immediately — this is a home of presence and detail, restored rather than stripped back. The reception rooms feel generous in the way older houses do when proportions were prioritised over efficiency. The lounge carries a quiet elegance, tall shuttered windows framing the front aspect and giving the room a calm, settled feel. The dining room comfortably hosts larger gatherings without furniture feeling pushed to the edges — the kind of space that comes into its own at Christmas. The sitting room - now used as a cinema room - offers a softer corner for evenings in, while the sun room draws in the south-facing light and keeps the garden visually close throughout the year. None of the spaces feel decorative or staged — they are rooms that are used, moved through and returned to daily. The kitchen remains separate, opening naturally to the pantry and dining room, practical in its current form and easy to tailor over time without requiring immediate change. On the upper floor, six bedrooms provide genuine flexibility. Four are comfortably super king in scale. The principal suite sits to the rear with the largest en suite, the 'Stamp Room' guest bedroom to the front with another en suite shower room, while a well-appointed family bathroom serves the remaining rooms. High ceilings continue throughout, reinforcing the sense of volume. A large ground floor shower room adds another layer of practicality, quietly supporting multi-generational living or long-term guest stays without compromise. The garden is level, enclosed and south facing, designed to be enjoyed rather than maintained. A lawn sits alongside a separate side garden, with roses woven throughout and snowdrops announcing the start of spring at the front of the house. A rear terrace provides evening seating, catching the last of the light, and an integral store offers useful external storage. It feels private but not isolated — the sort of setting where a conversation over the garden wall is welcomed rather than avoided. Sylvan Cliff places you within easy reach of Buxton’s cultural rhythm. Pavilion Gardens hosts regular events and summer gatherings, the Opera House anchors the town’s artistic calendar, and the annual Buxton Carnival passes close enough to feel part of it without overwhelming the setting. Good local schools are nearby, and Buxton station is a short walk away, offering straightforward rail access to Manchester. For those who drive, the journey is around an hour. With multiple reception rooms and six bedrooms, hybrid working is comfortably accommodated without displacing family life. At approximately 3,540 sq ft on a plot of around 0.15 acres, with driveway parking for six vehicles, Nanango is a refined period home with the space and versatility modern families require. It carries its history well, not as ornament, but as structure. In a town prized for both community and culture, it sits exactly where it should. ## Property Photos - ![Photo](/listings/photos/172783112/492864) - ![Photo](/listings/photos/172783112/492865) - ![Photo](/listings/photos/172783112/492866) - ![Photo](/listings/photos/172783112/492867) - ![Photo](/listings/photos/172783112/492868) - ![Photo](/listings/photos/172783112/492869) - ![Photo](/listings/photos/172783112/492870) - ![Photo](/listings/photos/172783112/492871) - ![Photo](/listings/photos/172783112/492872) - ![Photo](/listings/photos/172783112/492873) - ![Photo](/listings/photos/172783112/492874) - ![Photo](/listings/photos/172783112/492875) - ![Photo](/listings/photos/172783112/492876) - ![Photo](/listings/photos/172783112/492877) - ![Photo](/listings/photos/172783112/492878) - ![Photo](/listings/photos/172783112/492879) - ![Photo](/listings/photos/172783112/492880) - ![Photo](/listings/photos/172783112/492881) - ![Photo](/listings/photos/172783112/492882) - ![Photo](/listings/photos/172783112/492883) - ![Photo](/listings/photos/172783112/492884) - ![Photo](/listings/photos/172783112/492885) - ![Photo](/listings/photos/172783112/492886) - ![Photo](/listings/photos/172783112/492887) - ![Photo](/listings/photos/172783112/492888) - ![Photo](/listings/photos/172783112/492889) - ![Photo](/listings/photos/172783112/492890) - ![Photo](/listings/photos/172783112/492891) - ![Photo](/listings/photos/172783112/492892) - ![Photo](/listings/photos/172783112/492893) - ![Photo](/listings/photos/172783112/492894) - ![Photo](/listings/photos/172783112/492895) - ![Photo](/listings/photos/172783112/492896) - ![Photo](/listings/photos/172783112/492897) - ![Photo](/listings/photos/172783112/492898) - ![Photo](/listings/photos/172783112/492899) - ![Photo](/listings/photos/172783112/492900) - ![Photo](/listings/photos/172783112/492901) - ![Photo](/listings/photos/172783112/492902) - ![Photo](/listings/photos/172783112/492903) - ![Photo](/listings/photos/172783112/492904) - ![Photo](/listings/photos/172783112/492905) - ![Photo](/listings/photos/172783112/492906) - ![Photo](/listings/photos/172783112/492907) - ![Photo](/listings/photos/172783112/717384) - ![Photo](/listings/photos/172783112/717385) - ![Photo](/listings/photos/172783112/717386) - ![Photo](/listings/photos/172783112/736157) - ![Photo](/listings/photos/172783112/736158) - ![Photo](/listings/photos/172783112/736159) - ![Photo](/listings/photos/172783112/736160) - ![Photo](/listings/photos/172783112/736161) ## Floorplans - ![Floorplan 1](/listings/photos/172783112/492908) - Floorplan 1 ## EPC Graphs - ![EPC 1](/listings/photos/172783112/492909) - EPC 1 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 8 SYLVAN CLIFF, BUXTON, HIGH PEAK, DERBYSHIRE, SK17 6QW | £675,000 | 10/12/2020 | Detached | | 8 SYLVAN CLIFF, BUXTON, HIGH PEAK, DERBYSHIRE, SK17 6QW | £177,500 | 17/08/1999 | 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] 19 SYLVAN CLIFF, BUXTON, HIGH PEAK, DERBYSHIRE, SK17 6QW | £290,000 | 07/01/2022 | Terraced | | 6 SILVERLANDS PARK, BUXTON, HIGH PEAK, DERBYSHIRE, SK17 6QY | £232,000 | 17/12/2021 | Detached | | DAISY BANK HOLKER ROAD, BUXTON, HIGH PEAK, DERBYSHIRE, SK17 6QN | £820,000 | 18/08/2021 | Detached | **Street average:** £290,000 (1 sale) **Area average:** £526,000 (2 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £446,400 (20 Detached, SK17, 2024–2026) - **Deviation:** +73.6% ## 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 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 | |------|------|------|------|------| | 5 Bed Terraced House, Dale Road, SK17 | £1,200/mo | 5 | 0.27 miles | OpenRent | | 1 Bed Flat, Dale Road, SK17 | £600/mo | 1 | 0.28 miles | OpenRent | | [Clough Street, Buxton](http://87.117.209.195:8080/listings/f4baca1) | £850/mo | 2 | 12.89 miles | Rightmove | **Average rent: £883/mo (3 listings)** ## 1% Rule - **Rent ratio:** 0.11% (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:** 1.3% - **Cost-to-rent:** 76× - **Monthly cashflow:** £-2,312/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -12.3% *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:** £2,549/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 45.1% - **10y growth:** 40.9% ## 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)