# 6 bedroom farm house for sale (SK22 4QF) ## Property Details | Key | Value | |-----|-------| | Address | Castle Edge Road, New Mills, SK22, SK22 4QF | | Price | £1,650,000 | | Bathrooms | 4 | | Council tax | F | ## Description This exceptional six-bedroom detached farmhouse presents a unique opportunity for those seeking a versatile rural lifestyle. With 360 degree views of surrounding High Peak countryside, the property comprises two distinct residences: a three-bedroom stone barn conversion, which was completed in 2024, and the original three-bedroom farmhouse, with potential for holiday letting or multi-generational living. The barn has been finished to an impressive specification, featuring two en-suite bedrooms, smart technology and contemporary living spaces. The farmhouse dates back to 1600s and retains its period charm. The property is in an idyllic setting, sitting within 16 acres of prime farmland, currently used for sheep but perfectly suited for other livestock or equestrian pursuits. Substantial outbuildings include two versatile barns and a greenhouse, providing ample storage and workspace. A large, detached three-car garage with an electric up and over door, lighting, and power, alongside EV charging capability on the barn conversion, ensures the property is ready for modern living. Additional features include a mature orchard, a dedicated vegetable patch, and a fully enclosed smallholding area for chickens, complete with its own pond. The grounds are thoughtfully landscaped and cater to a variety of outdoor interests. At the front of the property, a patio area is enclosed by mature planting and overlooks a tranquil lily pad pond, creating a peaceful space for relaxation. The enclosed orchard is stocked with a range of fruit trees and bushes, and leads to a secure chicken enclosure with its own pond. The rear garden is configured for productive use, with an established vegetable garden and an additional enclosed yard. The expansive farmyard provides access to the two main barns and a selection of additional outbuildings, which all offer further development potential and flexibility for agricultural, hobby or recreational and leisure use. The land itself is divided into one nine-acre field, two 1.5-acre fields, and one four-acre field, all of which are well-suited for grazing or further agricultural development. A long driveway leads from the quiet road to the houses, garage, and farmyard, providing multiple parking spaces and easy access for vehicles of all sizes. This property combines the charm and character of a traditional farm with the comfort and convenience of modern rural living, making it an outstanding choice for families, smallholders, or those seeking a country retreat with income potential. EPC Rating: D ## Property Photos - ![Photo](/listings/photos/89024769/563433) - ![Photo](/listings/photos/89024769/563435) - ![Photo](/listings/photos/89024769/563437) - ![Entrance Hallway](/listings/photos/89024769/563439) - Entrance Hallway - ![Open Plan Kitchen Diner](/listings/photos/89024769/563440) - Open Plan Kitchen Diner - ![Photo](/listings/photos/89024769/563441) - ![Open Plan Kitchen Diner](/listings/photos/89024769/563442) - Open Plan Kitchen Diner - ![Open Plan Kitchen Diner](/listings/photos/89024769/563444) - Open Plan Kitchen Diner - ![Open Plan Kitchen Diner](/listings/photos/89024769/563445) - Open Plan Kitchen Diner - ![Open Plan Kitchen Diner](/listings/photos/89024769/563446) - Open Plan Kitchen Diner - ![Open Plan Kitchen Diner](/listings/photos/89024769/563447) - Open Plan Kitchen Diner - ![Office](/listings/photos/89024769/563448) - Office - ![Photo](/listings/photos/89024769/563450) - ![Hallway](/listings/photos/89024769/563451) - Hallway - ![Wc](/listings/photos/89024769/563452) - 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![Bedroom One](/listings/photos/89024769/563498) - Bedroom One - ![Bedroom One](/listings/photos/89024769/563500) - Bedroom One - ![Bedroom One](/listings/photos/89024769/563502) - Bedroom One - ![Ensuite](/listings/photos/89024769/563503) - Ensuite - ![Ensuite](/listings/photos/89024769/563504) - Ensuite - ![Bedroom Two](/listings/photos/89024769/563505) - Bedroom Two - ![Bedroom Two](/listings/photos/89024769/563506) - Bedroom Two - ![Bedroom Two](/listings/photos/89024769/563507) - Bedroom Two - ![Bedroom Three](/listings/photos/89024769/563508) - Bedroom Three - ![Bedroom Three](/listings/photos/89024769/563509) - Bedroom Three - ![Bedroom Three](/listings/photos/89024769/563510) - Bedroom Three - ![Bathroom](/listings/photos/89024769/563511) - Bathroom - ![Photo](/listings/photos/89024769/563512) - ![Photo](/listings/photos/89024769/563513) - ![Photo](/listings/photos/89024769/563514) - ![Photo](/listings/photos/89024769/563515) - ![Photo](/listings/photos/89024769/563516) - ![Photo](/listings/photos/89024769/563517) - 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Other - ![Other](/listings/photos/89024769/563570) - Other ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £150,000 (2 Other, SK22, 2024–2026) - **Deviation:** +1000% ## Rental Range *ONS Price Index of Private Rents (High Peak). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £813/mo - **Realistic:** £903/mo - **Optimistic:** £993/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Southern Greater Manchester (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, Dyehouse Lane, SK22 | £750/mo | 1 | 0.86 miles | OpenRent | | 4 Bed End Terrace, High Lea Road, SK22 | £1,400/mo | 4 | 0.93 miles | OpenRent | | 4 Bed Detached House, Arden Street, SK22 | £1,600/mo | 4 | 1.19 miles | OpenRent | **Average rent: £1,250/mo (3 listings)** ## 1% Rule - **Rent ratio:** 0.08% (weak for cashflow) - **Max investor price (0.8%):** £175,000 - **Target investor price (1%):** £140,000 *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 £1,400/mo).* - **Gross yield:** 1% - **Cost-to-rent:** 98.2× - **Monthly cashflow:** £-5,263/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -13.2% *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:** -59% - **10y growth:** 99900% ## House Price Index (HM Land Registry) *Official index for High Peak; All dwelling types series; as of March 2026.* - **1y growth (index):** 2% - **5y growth (index):** 25.1% - **10y growth (index):** 60.7% ## 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)