# 3 bedroom detached house for sale (SK7 1ST) ## Property Details | Key | Value | |-----|-------| | Address | 2 DERRY LANE, STOCKPORT, WOODFORD, GREATER MANCHESTER SK7 1ST | | Price | £575,000 | | Bedrooms | 3 | | Bathrooms | 2 | | Council tax | E | | Floor area | 104 m² | | Last sold | £436,995 Mar 2020 | ## EPC Rating & Upgrade Cost - **Current rating:** B - **Potential rating:** A - **Expiry date:** 27/02/2030 - **Current heating cost:** £263/year - **Est. upgrade cost to C:** £9,500 ### Recommendations - N (£4,000 - £6,000) - U (£3,500 - £5,500) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2888-2011-7312-6290-4214) ## Description **Introduction** Whilst reading this description, we recommend taking time to browse the photographs to fully appreciate the design and style of the home. We also suggest reviewing the floor plan to gain a clear understanding of the layout and proportions. A personal viewing is highly recommended to truly experience everything this impressive home has to offer. **The Plot** The property occupies a superb position on the fringes of the development, enjoying a **commanding corner plot**. There is a driveway with EV charging point leading to a single garage, both providing ample parking. The home also benefits from a **beautifully enclosed walled garden** with a desirable **southerly aspect**, ensuring excellent natural light throughout the day. The garden is predominantly laid to lawn, complemented by thoughtfully positioned patios and pathways that create distinct yet connected outdoor spaces. A particular highlight is the **stylish garden room** (see photos), offering a versatile additional space ideal for use as a home office, gym, or leisure room. Although detached, it feels very much like a natural extension of the main living accommodation. **The Accommodation** The property is entered via the front door into a welcoming entrance hall. From here, there is access to a convenient downstairs WC, fitted with a low-level WC and wash hand basin—one of three toilets within the home, ideal for family living and guests alike. The hallway also provides access to the first floor, the spacious lounge, and the impressive open-plan kitchen and dining area. The **dual-aspect lounge** is light, bright, and generously proportioned, creating a comfortable space for relaxation. The **open-plan kitchen and dining area** forms the heart of the home—perfect for both everyday living and entertaining. The kitchen is fitted with an extensive range of modern units, offering a well-designed and highly functional space, with ample room for dining and more informal seating if desired. A separate utility room further enhances practicality, keeping laundry and household tasks neatly separate from the main living areas. To the first floor are three well-proportioned bedrooms. The principal bedroom benefits from a **stylish ensuite shower room** (see photos), while the remaining bedrooms are served by a contemporary family bathroom. Additional loft access provides useful storage. **The Location** Derry Lane, situated within the sought-after Woodford Garden Village (SK7), offers modern family living in a thoughtfully designed and growing community. The development is known for its attractive, contemporary homes and well-planned layout, creating a clean, cohesive streetscape with a strong neighbourhood feel. Residents benefit from an abundance of green space, including woodland walks, open parkland and landscaped areas, giving the location a semi-rural, lifestyle-led appeal. The area is particularly appealing to families, with new and well-regarded schooling nearby, including Woodford Primary, along with further amenities and leisure options in Bramhall and surrounding villages. Convenient transport links provide easy access to Stockport, Manchester and the wider motorway network, making it ideal for commuters while still retaining a peaceful village atmosphere. Overall, Derry Lane combines the advantages of a modern development with strong community focus, green surroundings and excellent connectivity, making it an increasingly popular choice for buyers seeking a balance of lifestyle and convenience. **IMPORTANT INFORMATION also know as MATERIAL INFORMATION** **Tenure: **Freehold **Material Information:** Please read below **DISCLAIMER** We use various photo editing services to enhance the photos of the property, including virtual staging (to show an empty property with furniture) and item removal services. This is done to assist house hunters in understanding the space, layout and potential style of the home without the owners’ belongings, which would not remain at the property on completion. Any digitally altered, virtually staged or edited images are for illustrative purposes only and must not be relied upon as an accurate representation of the property’s current condition, contents, fixtures, fittings or final appearance. Appliances and services have not been tested, including (but not limited to) heating, water, electrical, plumbing, drainage, alarms, and any other mechanical or electrical installations. No warranty or representation is given as to their condition or working order. Purchasers are advised to obtain independent professional verification and carry out their own inspections prior to exchange of contracts. All measurements, dimensions and floor areas are approximate and provided for guidance only. Where measurements are stated, they are likely to represent the maximum room dimensions unless otherwise specified. Any reference to area has been calculated using floor plan software and is for indicative purposes only. Buyers must not rely on any stated measurements or floor areas for valuation, mortgage, legal, or purchasing purposes, and should satisfy themselves as to accuracy by inspection and/or professional survey. ***Important / Material Information:** When viewing this property online, please locate and click the link, tab or call-to-action (CTA) labelled **“Material Information”** or **“Important Information”**, as it contains material information relevant to the property, its position and surroundings. This may include (but is not limited to) tenure, title information, local planning applications, schools, transport links and flood risk. Some websites may remove, rename, truncate or display this information incorrectly. If the link is not visible, unavailable, or you are viewing these particulars in printed form, you must contact our office to request access prior to viewing and/or making an offer. It is the responsibility of any buyer to ensure they have read and understood this information before proceeding. Whilst every effort is made to ensure the accuracy of these particulars, they may be produced, reproduced or displayed by third-party websites and platforms over which we have no control. As a result, information, links, formatting or wording may be altered, omitted or displayed incorrectly. We cannot accept responsibility for any inaccuracies arising from third-party reproduction. Prospective purchasers are therefore advised to refer to the full property details provided directly by our office and to raise any queries prior to viewing or offering. We strongly advise any prospective buyer to consult with their solicitor and to obtain an independent survey or specialist reports before entering into any agreement to purchase, and prior to exchange of contracts. EPC Rating: B ## Property Photos - ![Photo](/listings/photos/174091520/109853) - ![Photo](/listings/photos/174091520/109854) - ![Lounge](/listings/photos/174091520/109855) - Lounge - ![Lounge](/listings/photos/174091520/109856) - Lounge - ![Open Plan Dining Kitchen](/listings/photos/174091520/109857) - Open Plan Dining Kitchen - ![Open Plan Dining Kitchen](/listings/photos/174091520/109858) - Open Plan Dining Kitchen - ![Kitchen Area](/listings/photos/174091520/109859) - Kitchen Area - ![Kitchen Area](/listings/photos/174091520/109860) - Kitchen Area - ![Kitchen Area](/listings/photos/174091520/109861) - Kitchen Area - ![Kitchen Area](/listings/photos/174091520/109862) - Kitchen Area - ![Dining Area](/listings/photos/174091520/109863) - Dining Area - ![Utility Room](/listings/photos/174091520/109864) - Utility Room - ![Hall](/listings/photos/174091520/109865) - Hall - ![Landing](/listings/photos/174091520/109866) - Landing - ![Bedroom 1](/listings/photos/174091520/109867) - Bedroom 1 - ![Bedroom 1](/listings/photos/174091520/109868) - Bedroom 1 - ![Bedroom 1](/listings/photos/174091520/109869) - Bedroom 1 - ![Ensuite](/listings/photos/174091520/109870) - Ensuite - ![Bedroom 2](/listings/photos/174091520/109871) - Bedroom 2 - ![Bedroom 3](/listings/photos/174091520/109872) - Bedroom 3 - ![Bedroom 3](/listings/photos/174091520/109873) - Bedroom 3 - ![Bathroom](/listings/photos/174091520/109874) - Bathroom - ![Photo](/listings/photos/174091520/109875) - ![Photo](/listings/photos/174091520/109876) - ![Photo](/listings/photos/174091520/109877) - ![Photo](/listings/photos/174091520/109878) - ![Photo](/listings/photos/174091520/109879) - ![Photo](/listings/photos/174091520/109880) - ![Garden Room | Office | Gym | Work Place](/listings/photos/174091520/109881) - Garden Room | Office | Gym | Work Place - ![Garden Room | Office | Gym | Work Place](/listings/photos/174091520/109882) - Garden Room | Office | Gym | Work Place - ![Photo](/listings/photos/174091520/109883) - ![Photo](/listings/photos/174091520/109884) ## Floorplans - ![All](/listings/photos/174091520/109885) - All ## EPC Graphs - ![EPC 1](/listings/photos/174091520/109886) - EPC 1 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 2 DERRY LANE, WOODFORD, STOCKPORT, GREATER MANCHESTER, SK7 1ST | £436,995 | 24/03/2020 | 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 | |---------|-------|------|------| | 67 LANCASTRIAN WAY, WOODFORD, STOCKPORT, GREATER MANCHESTER, SK7 1SA | £620,000 | 12/12/2025 | Detached | | 25 LANCASTRIAN WAY, WOODFORD, STOCKPORT, GREATER MANCHESTER, SK7 1SA | £1,100,000 | 24/11/2025 | Detached | | 33 RINGWAY AVENUE, WOODFORD, STOCKPORT, GREATER MANCHESTER, SK7 1GE | £680,000 | 14/11/2025 | Detached | | 9 AVRO CRESCENT, WOODFORD, STOCKPORT, GREATER MANCHESTER, SK7 1SB | £655,000 | 23/08/2023 | Detached | | 45 VERDON ROE AVENUE, WOODFORD, STOCKPORT, GREATER MANCHESTER, SK7 1SR | £693,000 | 31/01/2023 | Detached | | 1 GRIFFON LANE, WOODFORD, STOCKPORT, GREATER MANCHESTER, SK7 1GS | £1,020,995 | 21/12/2022 | Detached | | 5 GRIFFON LANE, WOODFORD, STOCKPORT, GREATER MANCHESTER, SK7 1GS | £612,995 | 20/12/2022 | Detached | | 49 RINGWAY AVENUE, WOODFORD, STOCKPORT, GREATER MANCHESTER, SK7 1GE | £622,995 | 16/12/2022 | Detached | | 47 RINGWAY AVENUE, WOODFORD, STOCKPORT, GREATER MANCHESTER, SK7 1GE | £550,995 | 16/12/2022 | Detached | | 18 GRIFFON LANE, WOODFORD, STOCKPORT, GREATER MANCHESTER, SK7 1GS | £834,885 | 16/12/2022 | Detached | | 45 RINGWAY AVENUE, WOODFORD, STOCKPORT, GREATER MANCHESTER, SK7 1GE | £612,995 | 09/12/2022 | Detached | | 7 LINCOLN CLOSE, WOODFORD, STOCKPORT, GREATER MANCHESTER, SK7 1SG | £761,750 | 09/12/2022 | Detached | | 16 GRIFFON LANE, WOODFORD, STOCKPORT, GREATER MANCHESTER, SK7 1GS | £676,995 | 09/12/2022 | Detached | | 14 GRIFFON LANE, WOODFORD, STOCKPORT, GREATER MANCHESTER, SK7 1GS | £782,995 | 29/11/2022 | Detached | | 3 GRIFFON LANE, WOODFORD, STOCKPORT, GREATER MANCHESTER, SK7 1GS | £608,995 | 25/11/2022 | Detached | | 12 GRIFFON LANE, WOODFORD, STOCKPORT, GREATER MANCHESTER, SK7 1GS | £826,995 | 25/11/2022 | Detached | | 39 RINGWAY AVENUE, WOODFORD, STOCKPORT, GREATER MANCHESTER, SK7 1GE | £548,995 | 18/11/2022 | Detached | | 37 RINGWAY AVENUE, WOODFORD, STOCKPORT, GREATER MANCHESTER, SK7 1GE | £598,995 | 11/11/2022 | Detached | | 10 GRIFFON LANE, WOODFORD, STOCKPORT, GREATER MANCHESTER, SK7 1GS | £820,995 | 11/11/2022 | Detached | | 35 RINGWAY AVENUE, WOODFORD, STOCKPORT, GREATER MANCHESTER, SK7 1GE | £605,995 | 04/11/2022 | Detached | | [Same street] 4 DERRY LANE, WOODFORD, STOCKPORT, GREATER MANCHESTER, SK7 1ST | £480,000 | 07/04/2022 | Terraced | **Street average:** £480,000 (1 sale) **Area average:** £711,829 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £794,447 (67 Detached, SK7, 2024–2026) - **Deviation:** -27.6% ## Rental Range *ONS Price Index of Private Rents (Stockport). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £986/mo - **Realistic:** £1,095/mo - **Optimistic:** £1,205/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Richmond & Hambleton (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £648/mo ## 1% Rule - **Rent ratio:** 0.19% (weak for cashflow) - **Max investor price (0.8%):** £136,875 - **Target investor price (1%):** £109,500 *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.* ## Price per Square Metre - **£/m²:** £5,529/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 43.4% - **10y growth:** 130.4% ## House Price Index (HM Land Registry) *Official index for Stockport; Detached series; as of March 2026.* - **1y growth (index):** 5.6% - **5y growth (index):** 24.9% - **10y growth (index):** 64% ## 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)