# 4 bedroom farm house for sale (SK23 7QG) ## Property Details | Key | Value | |-----|-------| | Address | Peathills Farm, Dolly Lane, Buxworth, SK23, SK23 7QG | | Price | £1,100,000 | | Bedrooms | 4 | | Bathrooms | 3 | | Council tax | E | ## Description This stunning grade II listed detached stone farmhouse on banks of the River Goyt, offers a rare opportunity to acquire a beautifully appointed family home set within approximately 14 acres of idyllic countryside. The property showcases a wealth of original features, seamlessly blended with modern comforts, making it an ideal equestrian home or rural retreat. Boasting four spacious bedrooms, two bathrooms, and a convenient cloakroom with WC, the residence is perfectly suited for family living or entertaining guests. The bespoke kitchen is thoughtfully designed, featuring quality fittings and ample space for culinary pursuits. Four generous reception rooms provide versatile living areas, each enhanced by contemporary wood burners and recently upgraded air source heat pump, complemented by underfloor heating (EPC rating C). The interiors exude character, with exposed beams, stonework, and carefully preserved period details throughout. Practicality meets charm in every aspect of the home, offering a unique blend of traditional farmhouse ambience with the efficiency of modern technology. This property is perfectly positioned in a semi-rural location, providing peace and privacy, yet remains conveniently accessible to local amenities and transport links. The outside space is equally impressive, beginning with a York stone-flagged patio that serves as the heart of outdoor living. This area features a large, dedicated dining space, ideal for al fresco meals and gatherings. Beyond the patio lies a generous lawned garden, framed by traditional timber fencing and offering sweeping views of open fields and the picturesque rural landscape. Additional amenities include a dedicated fire pit area for evening relaxation, established stone outbuildings for storage, and a productive vegetable garden. The property benefits from multiple access points and a modern sewage management system, adding both practicality and convenience. Equestrian facilities are outstanding, with four 12×14 stables, a hay room, and a tack room, all situated within the expansive grounds. The land itself is suitable for a range of uses, from smallholding and hobby farming to equestrian pursuits, providing exceptional flexibility. For those requiring ample parking, the property offers secure parking for over 20 vehicles, making it well-suited for both family life and entertaining on a grand scale. This exceptional farmhouse estate combines practicality with picturesque charm, delivering the perfect balance of rural living and modern convenience. ## Property Photos - ![Rear](/listings/photos/172455395/68864) - Rear - ![Front](/listings/photos/172455395/68866) - Front - ![Lounge](/listings/photos/172455395/68868) - Lounge - ![Lounge](/listings/photos/172455395/68870) - Lounge - ![Lounge](/listings/photos/172455395/68873) - Lounge - ![Lounge](/listings/photos/172455395/68875) - Lounge - ![Office](/listings/photos/172455395/68876) - Office - ![Office](/listings/photos/172455395/68877) - Office - ![Inner Hallway](/listings/photos/172455395/68878) - Inner Hallway - ![Inner Hallway](/listings/photos/172455395/68879) - Inner Hallway - ![Downstairs Dining Room](/listings/photos/172455395/68880) - Downstairs Dining Room - ![Downstairs Dining Room](/listings/photos/172455395/68882) - Downstairs Dining Room - ![Downstairs Dining Room](/listings/photos/172455395/68883) - Downstairs Dining Room - ![Downstairs Dining Room](/listings/photos/172455395/68886) - Downstairs Dining Room - ![Downstairs Kitchen](/listings/photos/172455395/68888) - Downstairs Kitchen - ![Downstairs Kitchen](/listings/photos/172455395/68890) - Downstairs Kitchen - ![Downstairs Kitchen](/listings/photos/172455395/68893) - Downstairs Kitchen - ![Downstairs Kitchen](/listings/photos/172455395/68894) - Downstairs Kitchen - ![Downstairs Kitchen](/listings/photos/172455395/68896) - Downstairs Kitchen - ![WC](/listings/photos/172455395/68898) - WC - ![Boot Room](/listings/photos/172455395/68900) - Boot Room - ![Glass Atrium](/listings/photos/172455395/68902) - Glass Atrium - ![Glass Atrium](/listings/photos/172455395/68903) - Glass Atrium - ![Glass Atrium](/listings/photos/172455395/68904) - Glass Atrium - ![Glass Atrium](/listings/photos/172455395/68905) - Glass Atrium - ![First Floor Hallway](/listings/photos/172455395/68906) - First Floor Hallway - ![Bedroom One](/listings/photos/172455395/68907) - Bedroom One - ![Bedroom One](/listings/photos/172455395/68909) - Bedroom One - ![Bedroom One](/listings/photos/172455395/68911) - Bedroom One - ![En-Suite](/listings/photos/172455395/68913) - En-Suite - ![En-Suite](/listings/photos/172455395/68916) - En-Suite - ![Bedroom Two](/listings/photos/172455395/68918) - Bedroom Two - ![Bedroom Two](/listings/photos/172455395/68920) - Bedroom Two - ![Bedroom Two](/listings/photos/172455395/68922) - Bedroom Two - ![Bedroom Two](/listings/photos/172455395/68924) - Bedroom Two - ![Bedroom Three](/listings/photos/172455395/68926) - Bedroom Three - ![Bedroom Three](/listings/photos/172455395/68927) - Bedroom Three - ![Bedroom Three](/listings/photos/172455395/68928) - Bedroom Three - ![Bathroom](/listings/photos/172455395/68929) - Bathroom - ![Bedroom Four](/listings/photos/172455395/68930) - Bedroom Four - ![Bedroom Four](/listings/photos/172455395/68931) - Bedroom Four - ![Photo](/listings/photos/172455395/68932) - ![Photo](/listings/photos/172455395/68935) - ![Photo](/listings/photos/172455395/68936) - ![Photo](/listings/photos/172455395/68937) - ![Photo](/listings/photos/172455395/68938) - ![Photo](/listings/photos/172455395/68939) - ![Photo](/listings/photos/172455395/68943) - ![Photo](/listings/photos/172455395/68945) - ![Photo](/listings/photos/172455395/68946) - ![Photo](/listings/photos/172455395/68947) - ![Photo](/listings/photos/172455395/68949) - ![Photo](/listings/photos/172455395/68951) - ![Photo](/listings/photos/172455395/68952) - ![Photo](/listings/photos/172455395/68954) - ![Photo](/listings/photos/172455395/68956) - ![Photo](/listings/photos/172455395/105234) - ![Photo](/listings/photos/172455395/105235) - ![Photo](/listings/photos/172455395/105236) - ![Photo](/listings/photos/172455395/105237) - ![Photo](/listings/photos/172455395/105238) - ![Photo](/listings/photos/172455395/105239) - ![Photo](/listings/photos/172455395/105240) - ![Photo](/listings/photos/172455395/105241) ## Floorplans - ![First Floor](/listings/photos/172455395/68958) - First Floor - ![Other](/listings/photos/172455395/68964) - Other - ![All](/listings/photos/172455395/68969) - All - ![All](/listings/photos/172455395/68972) - All - ![Ground Floor](/listings/photos/172455395/68973) - Ground Floor ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £395,556 (9 Other, SK23, 2024–2026) - **Deviation:** +178.1% ## 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).* - **LHA floor (this property size):** £1,396/mo ## 1% Rule - **Rent ratio:** 0.08% (weak for cashflow) - **Max investor price (0.8%):** £112,875 - **Target investor price (1%):** £90,300 *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 Area rent estimate.* ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -49.9% ## 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)