Sold STC Flat

33

WARBURTON COURT, HIGH STREET, OLDHAM, UPPERMILL, GREATER MANCHESTER OL3 6FL

1 beds 1 baths 47 m² Listed 10 Jul 2025 (-377d)

£180,000

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# 1 bedroom apartment for sale (OL3 6FL)

## Property Details

| Key | Value |
|-----|-------|
| Address | 33, WARBURTON COURT, HIGH STREET, OLDHAM, UPPERMILL, GREATER MANCHESTER OL3 6FL |
| Price | £180,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Council tax | B |
| Last sold | £180,000 Feb 2026 |

## Description

No chain. A well-maintained second floor apartment for the over 60's, situated in the sought-after Warburton Court in the heart of Uppermill. Viewing comes highly recommended. EPC: B.

Personal inspection will reveal a hallway with useful storage just off and a bright & spacious lounge/diner which overlooks the communal gardens to the rear. Double doors lead into the kitchen fitted with a range of matching units and integrated appliances including electric hob, oven/grill, fridge, freezer and microwave.

A large double bedroom is fitted with ample storage and the accommodation is completed by a recently installed three-piece shower room comprising of a low-level WC, hand wash basin and large, walk-in shower unit.

Warmed by electric storage heaters, the economy is enhanced by uPVC double glazed windows.

Warburton Court benefits from very pleasant communal areas including residents' lounge and laundry, which are included in the service charge. The apartment can be accessed both via the stairs and by lift.

Ideally situated just off the High Street in the centre of Uppermill with its excellent array of amenities, shops, cafes, pubs and restaurants all within walking distance along with splendid river and Canalside walks on your doorstep.

Mains water, electric & drainage. No gas.

Anti-Money Laundering (AML) Checks - As part of making an offer, we're required by law to complete Anti-Money Laundering (AML) checks to confirm the identity of all purchasers. To cover the cost of this process, a fee of £48 inc VAT per buyer is payable when your offer is accepted. This is a standard requirement for all buyers and helps us ensure your offer can be progressed as quickly and smoothly as possible.

## Property Photos

- ![Front](/listings/photos/164387273/1263252) - Front
- ![Communal Gardens](/listings/photos/164387273/1263253) - Communal Gardens
- ![Lounge/Diner](/listings/photos/164387273/1263254) - Lounge/Diner
- ![Lounge/Diner](/listings/photos/164387273/1263255) - Lounge/Diner
- ![Kitchen](/listings/photos/164387273/1263256) - Kitchen
- ![Bedroom](/listings/photos/164387273/1263257) - Bedroom
- ![Bedroom](/listings/photos/164387273/1263258) - Bedroom
- ![Shower Room](/listings/photos/164387273/1263259) - Shower Room
- ![Communal Lounge](/listings/photos/164387273/1263260) - Communal Lounge
- ![Communal Entrance](/listings/photos/164387273/1263261) - Communal Entrance
- ![Communal Laundry](/listings/photos/164387273/1263262) - Communal Laundry

## Floorplans

- ![Floorplan](/listings/photos/164387273/1263263) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/164387273/1263264) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| WARBURTON COURT 33 HIGH STREET, UPPERMILL, OLDHAM, GREATER MANCHESTER, OL3 6FL | £180,000 | 02/02/2026 | Flat |
| WARBURTON COURT 33 HIGH STREET, UPPERMILL, OLDHAM, GREATER MANCHESTER, OL3 6FL | £135,000 | 22/08/2017 | Flat |
| WARBURTON COURT 33 HIGH STREET, UPPERMILL, OLDHAM, GREATER MANCHESTER, OL3 6FL | £149,950 | 10/11/2009 | Flat |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| WARBURTON COURT 36 HIGH STREET, UPPERMILL, OLDHAM, GREATER MANCHESTER, OL3 6FL | £177,000 | 03/11/2023 | Flat |
| WILLOW BANK FLAT 61 VILLAGE GREEN, UPPERMILL, OLDHAM, GREATER MANCHESTER, OL3 6AL | £156,000 | 15/09/2023 | Flat |
| WILLOW BANK FLAT 59 VILLAGE GREEN, UPPERMILL, OLDHAM, GREATER MANCHESTER, OL3 6AL | £235,000 | 01/08/2023 | Flat |
| BUCKLEY MILL 4 HIGH STREET, UPPERMILL, OLDHAM, GREATER MANCHESTER, OL3 6AF | £220,000 | 03/07/2023 | Flat |
| WARBURTON COURT 18 HIGH STREET, UPPERMILL, OLDHAM, GREATER MANCHESTER, OL3 6FL | £235,000 | 31/05/2023 | Flat |
| 21 HOPKINSON CLOSE, UPPERMILL, OLDHAM, GREATER MANCHESTER, OL3 6BB | £99,995 | 26/05/2023 | Flat |
| WARBURTON COURT 40 HIGH STREET, UPPERMILL, OLDHAM, GREATER MANCHESTER, OL3 6FL | £185,000 | 02/05/2023 | Flat |
| WARBURTON COURT 49 HIGH STREET, UPPERMILL, OLDHAM, GREATER MANCHESTER, OL3 6FL | £170,000 | 31/03/2023 | Flat |
| WARBURTON COURT 28 HIGH STREET, UPPERMILL, OLDHAM, GREATER MANCHESTER, OL3 6FL | £172,000 | 25/01/2023 | Flat |
| VILLAGE MANOR 11 HIGH STREET, UPPERMILL, OLDHAM, GREATER MANCHESTER, OL3 6AS | £180,000 | 16/12/2022 | Flat |
| 13 PICKHILL MEWS, UPPERMILL, OLDHAM, GREATER MANCHESTER, OL3 6LY | £105,000 | 05/12/2022 | Flat |
| WARBURTON COURT 50 HIGH STREET, UPPERMILL, OLDHAM, GREATER MANCHESTER, OL3 6FL | £235,000 | 30/11/2022 | Flat |
| 7 PICKHILL MEWS, UPPERMILL, OLDHAM, GREATER MANCHESTER, OL3 6LY | £113,000 | 14/11/2022 | Flat |
| WARBURTON COURT 6 HIGH STREET, UPPERMILL, OLDHAM, GREATER MANCHESTER, OL3 6FL | £260,000 | 31/10/2022 | Flat |
| WARBURTON COURT 21 HIGH STREET, UPPERMILL, OLDHAM, GREATER MANCHESTER, OL3 6FL | £184,000 | 05/10/2022 | Flat |
| 1 OUTRAM MEWS, UPPERMILL, OLDHAM, GREATER MANCHESTER, OL3 6BE | £169,995 | 26/09/2022 | Flat |
| WARBURTON COURT 32 HIGH STREET, UPPERMILL, OLDHAM, GREATER MANCHESTER, OL3 6FL | £170,000 | 23/09/2022 | Flat |
| 10 PICKHILL MEWS, UPPERMILL, OLDHAM, GREATER MANCHESTER, OL3 6LY | £107,000 | 16/09/2022 | Flat |
| 18 OUTRAM MEWS, UPPERMILL, OLDHAM, GREATER MANCHESTER, OL3 6BE | £125,000 | 16/08/2022 | Flat |
| WILLOW BANK FLAT 21 VILLAGE GREEN, UPPERMILL, OLDHAM, GREATER MANCHESTER, OL3 6AL | £130,000 | 08/06/2022 | Flat |

**Area average:** £171,450 (20 sales)

## Price vs local average

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

- **Local average:** £169,800 (5 Flat, OL3, 2024–2026)
- **Deviation:** +6%

## Rental Range

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

- **Low:** £825/mo
- **Realistic:** £917/mo
- **Optimistic:** £1,009/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £474/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 |
|------|------|------|------|------|
| Bedsit, Dobcross New Road, OL3 | £700/mo | 1 | 0.35 miles | OpenRent |
| 1 Bed Flat, Dobcross, OL3 | £950/mo | 1 | 0.58 miles | OpenRent |
| 1 Bed Flat, Wellington Road, OL3 | £865/mo | 1 | 0.6 miles | OpenRent |
| 1 Bed Maisonette, Shaw Hall Bank Road, OL3 | £750/mo | 1 | 0.81 miles | OpenRent |

**Average rent: £816/mo (4 listings)**

## 1% Rule

- **Rent ratio:** 0.45% (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:** 5.4%
- **Cost-to-rent:** 18.6×
- **Monthly cashflow:** £-7/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -0.2%

*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:** -4.6%
- **10y growth:** 18.2%

## House Price Index (HM Land Registry)

*Official index for Oldham; Flats and maisonettes series; as of April 2026.*

- **1y growth (index):** -1.2%
- **5y growth (index):** 16%
- **10y growth (index):** 68.7%

## 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)

Front Communal Gardens Lounge/Diner Lounge/Diner Kitchen Bedroom Bedroom Shower Room Communal Lounge Communal Entrance Communal Laundry

/ 11

Property details

Tenure

LEASEHOLD (106 years remaining on lease)

Floor area

47 m²

Council tax band

Last sold

£180,000 Feb 2026

Local average

£169,800 (+6%)

Deprivation

Decile 6 (19,192 of 33,755)

Street crime

0 incidents within 1 mile (May 2026)

Key features

CENTRAL UPPERMILL
NO CHAIN
OVER 60's UPPER FLOOR APARTMENT
POPULAR WARBURTON COURT
ONE BEDROOM
COMMUNAL GARDENS
WALKING DISTANCE TO AMENITIES
LEASEHOLD - 125 YEARS FROM JUNE 2007
COUNCIL TAX BAND 'B' EPC: B

Description

No chain. A well-maintained second floor apartment for the over 60's, situated in the sought-after Warburton Court in the heart of Uppermill. Viewing comes highly recommended. EPC: B.

Personal inspection will reveal a hallway with useful storage just off and a bright & spacious lounge/diner which overlooks the communal gardens to the rear. Double doors lead into the kitchen fitted with a range of matching units and integrated appliances including electric hob, oven/grill, fridge, freezer and microwave.

A large double bedroom is fitted with ample storage and the accommodation is completed by a recently installed three-piece shower room comprising of a low-level WC, hand wash basin and large, walk-in shower unit.

Warmed by electric storage heaters, the economy is enhanced by uPVC double glazed windows.

Warburton Court benefits from very pleasant communal areas including residents' lounge and laundry, which are included in the service charge. The apartment can be accessed both via the stairs and by lift.

Ideally situated just off the High Street in the centre of Uppermill with its excellent array of amenities, shops, cafes, pubs and restaurants all within walking distance along with splendid river and Canalside walks on your doorstep.

Mains water, electric & drainage. No gas.

Anti-Money Laundering (AML) Checks - As part of making an offer, we're required by law to complete Anti-Money Laundering (AML) checks to confirm the identity of all purchasers. To cover the cost of this process, a fee of £48 inc VAT per buyer is payable when your offer is accepted. This is a standard requirement for all buyers and helps us ensure your offer can be progressed as quickly and smoothly as possible.

Listed by

Uppermill

The Northern Estate Agencies Group

Reference: 164387273

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

EPC Graphs

EPC Rating Graph

Price history

20% since 2009

Event	Date	Price	% change
Sold	02/02/2026 (5 months ago)	£180,000	+33.3%
Sold	22/08/2017 (8 years ago)	£135,000	-10%
Sold	10/11/2009 (16 years ago)	£149,950	—

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
WARBURTON COURT 36 HIGH STREET, UPPERMILL, OLDHAM, GREATER MANCHESTER, OL3 6FL	£177,000	03/11/2023	Flat
WILLOW BANK FLAT 61 VILLAGE GREEN, UPPERMILL, OLDHAM, GREATER MANCHESTER, OL3 6AL	£156,000	15/09/2023	Flat
WILLOW BANK FLAT 59 VILLAGE GREEN, UPPERMILL, OLDHAM, GREATER MANCHESTER, OL3 6AL	£235,000	01/08/2023	Flat
BUCKLEY MILL 4 HIGH STREET, UPPERMILL, OLDHAM, GREATER MANCHESTER, OL3 6AF	£220,000	03/07/2023	Flat
WARBURTON COURT 18 HIGH STREET, UPPERMILL, OLDHAM, GREATER MANCHESTER, OL3 6FL	£235,000	31/05/2023	Flat
21 HOPKINSON CLOSE, UPPERMILL, OLDHAM, GREATER MANCHESTER, OL3 6BB	£99,995	26/05/2023	Flat
WARBURTON COURT 40 HIGH STREET, UPPERMILL, OLDHAM, GREATER MANCHESTER, OL3 6FL	£185,000	02/05/2023	Flat
WARBURTON COURT 49 HIGH STREET, UPPERMILL, OLDHAM, GREATER MANCHESTER, OL3 6FL	£170,000	31/03/2023	Flat
WARBURTON COURT 28 HIGH STREET, UPPERMILL, OLDHAM, GREATER MANCHESTER, OL3 6FL	£172,000	25/01/2023	Flat
VILLAGE MANOR 11 HIGH STREET, UPPERMILL, OLDHAM, GREATER MANCHESTER, OL3 6AS	£180,000	16/12/2022	Flat
13 PICKHILL MEWS, UPPERMILL, OLDHAM, GREATER MANCHESTER, OL3 6LY	£105,000	05/12/2022	Flat
WARBURTON COURT 50 HIGH STREET, UPPERMILL, OLDHAM, GREATER MANCHESTER, OL3 6FL	£235,000	30/11/2022	Flat
7 PICKHILL MEWS, UPPERMILL, OLDHAM, GREATER MANCHESTER, OL3 6LY	£113,000	14/11/2022	Flat
WARBURTON COURT 6 HIGH STREET, UPPERMILL, OLDHAM, GREATER MANCHESTER, OL3 6FL	£260,000	31/10/2022	Flat
WARBURTON COURT 21 HIGH STREET, UPPERMILL, OLDHAM, GREATER MANCHESTER, OL3 6FL	£184,000	05/10/2022	Flat
1 OUTRAM MEWS, UPPERMILL, OLDHAM, GREATER MANCHESTER, OL3 6BE	£169,995	26/09/2022	Flat
WARBURTON COURT 32 HIGH STREET, UPPERMILL, OLDHAM, GREATER MANCHESTER, OL3 6FL	£170,000	23/09/2022	Flat
10 PICKHILL MEWS, UPPERMILL, OLDHAM, GREATER MANCHESTER, OL3 6LY	£107,000	16/09/2022	Flat
18 OUTRAM MEWS, UPPERMILL, OLDHAM, GREATER MANCHESTER, OL3 6BE	£125,000	16/08/2022	Flat
WILLOW BANK FLAT 21 VILLAGE GREEN, UPPERMILL, OLDHAM, GREATER MANCHESTER, OL3 6AL	£130,000	08/06/2022	Flat

Area average: £171,450 (20 sales)

Capital growth trend

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

5y growth -4.6%

10y growth 18.2%

House Price Index (HM Land Registry — official index, not sold-price averages): Oldham. Series: Flats and maisonettes. As of April 2026.

1y (index) -1.2%

5y (index) 16%

10y (index) 68.7%

Rental Range

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

Low £825/mo

Realistic £917/mo

Optimistic £1,009/mo

Based on Local Authority from postcode lookup → Oldham.

LHA (30th percentile) floor for Oldham & Rochdale: £474/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View OL3 6FL

Address

1 Warburton Court

Nearby

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

Type	Name	Distance
Shop	Medipro Aesthetics	0.0 miles
Shop	Luan Matthews	0.0 miles
Bus stop	High Street/Uppermill Turning Area	0.0 miles
Bus stop	Uppermill, High Street / at Uppermill Turning Area	0.0 miles
Train station	Greenfield	0.9 miles
Train station	Mossley	2.8 miles
Hospital	Tameside General Hospital	4.7 miles
Hospital	The Christie at Oldham	4.8 miles
University	UCEN Manchester (City Campus)	10.7 miles
University	UCEN Manchester (Shena Simon Campus)	10.7 miles

Street-level crime

Category	Count
Total incidents	0

Within 1 mile during May 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
Saddleworth School	Secondary	0.1 miles	Requires improvement — 24 Apr 2024
St Chad's Church of England Primary School	Primary	0.3 miles	Good — 18 Nov 2019
Holy Trinity CofE Dobcross Primary School	Primary	0.7 miles	Good — 12 Nov 2012
Greenfield Primary School	Primary	0.9 miles	— (Inspected (no overall grade))
Greenfield St Mary's CofE School	Primary	1.2 miles	Good — 16 Jul 2024

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
Bedsit, Dobcross New Road, OL3	£700/mo	1	0.35 miles	OpenRent
1 Bed Flat, Dobcross, OL3	£950/mo	1	0.58 miles	OpenRent
1 Bed Flat, Wellington Road, OL3	£865/mo	1	0.6 miles	OpenRent
1 Bed Maisonette, Shaw Hall Bank Road, OL3	£750/mo	1	0.81 miles	OpenRent

Average rent: £816/mo (4 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.45%

Max investor price (0.8%) £101,000

Target investor price (1%) £80,800

Gross yield 5.4%

Cost-to-rent ratio 18.6×

Monthly cashflow £-7/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -0.2%

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).