Sold STC Terraced

8 HERBERT STREET

STOCKPORT, GREATER MANCHESTER SK3 9BU

2 beds 1 baths 74 m² Listed 18 Dec 2025 (-215d)

£140,000

Guide Price

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# 2 bedroom terraced house for sale (SK3 9BU)

## Property Details

| Key | Value |
|-----|-------|
| Address | 8 HERBERT STREET, STOCKPORT, GREATER MANCHESTER SK3 9BU |
| Price | £140,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | A |
| Last sold | £180,000 Feb 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 30/08/2033
- **Current heating cost:** £1,726/year
- **Est. upgrade cost to C:** £22,000

### Recommendations
- A3 (£1,500 - £2,700)
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- G (£350 - £450)
- 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/0360-2739-5380-2077-2001)

## Description

TO BE SOLD BY ONLINE AUCTION ON 21ST JANUARY 2026 UNLESS SOLD PRIOR UNDER AUCTION TERMS

A vacant two-bedroom plus converted loft room mid-terraced property located in the popular Edgeley area of Stockport, offering an excellent opportunity for investors or buyers seeking a refurbishment project. The property requires modernisation throughout, providing clear scope to add value, and would also suit buy-to-let investors due to strong local rental demand and yield potential. The property further benefits from two resident parking permits, allowing parking for two vehicles.

Set over four floors, the accommodation comprises a spacious reception room and large kitchen to the ground floor, two bedrooms and a bathroom to the first floor, and a converted loft room accessed via stairs, suitable for use as a third bedroom or home office. The property also benefits from a converted cellar, ideal for storage or additional use, and a generous rear yard.

**VIRTUAL VIEWING AVAILABLE**

Tenant ready property rental values in the area are in the region of £1250 - 1350 per month.

Here are some similar properties taken from Land Registry which have sold close by that highlight the potential:

6, Jennings Street, Stockport, SK3 9BX Sold - 20/08/2025 £250,000 0.01 mi

46, Hardcastle Road, Stockport, SK3 9BY Sold - 22/11/2024 £207,500 0.06 mi

16, Dale Street, Stockport, SK3 9QA Sold - 23/07/2024 £204,000 0.07 mi

Edgeley is a highly sought-after residential area of Stockport, popular with both owner-occupiers and tenants. It benefits from a wide range of local amenities, schools, and excellent transport links, including Stockport train station, the M60 motorway, and easy access into Manchester city centre, making it an attractive location for commuters and investors alike.

EPC on Order.

Sold as seen.

## Property Photos

- ![1.jpeg](/listings/photos/170432432/756411) - 1.jpeg
- ![2.jpeg](/listings/photos/170432432/756412) - 2.jpeg
- ![3.jpeg](/listings/photos/170432432/756413) - 3.jpeg
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- ![9.jpeg](/listings/photos/170432432/756418) - 9.jpeg
- ![10.jpeg](/listings/photos/170432432/756419) - 10.jpeg
- ![5.jpeg](/listings/photos/170432432/756420) - 5.jpeg

## Floorplans

- ![SK39BU-High.jpg](/listings/photos/170432432/756421) - SK39BU-High.jpg

## EPC Graphs

- ![EPC epcgraph.co.uk](/listings/photos/170432432/756422) - EPC epcgraph.co.uk

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 8 HERBERT STREET, STOCKPORT, GREATER MANCHESTER, SK3 9BU | £180,000 | 19/02/2026 | Terraced |
| 8 HERBERT STREET, STOCKPORT, GREATER MANCHESTER, SK3 9BU | £130,000 | 18/01/2021 | Terraced |
| 8 HERBERT STREET, STOCKPORT, GREATER MANCHESTER, SK3 9BU | £35,500 | 20/04/2000 | Terraced |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 21 WORRALL STREET, STOCKPORT, GREATER MANCHESTER, SK3 9BE | £245,000 | 23/01/2026 | Terraced |
| 25 RESERVOIR ROAD, STOCKPORT, GREATER MANCHESTER, SK3 9QJ | £230,000 | 05/12/2025 | Terraced |
| 11 MOSCOW ROAD, STOCKPORT, GREATER MANCHESTER, SK3 9QB | £327,500 | 28/11/2025 | Terraced |
| 14 ST MATTHEWS TERRACE, STOCKPORT, GREATER MANCHESTER, SK3 9EY | £160,000 | 26/11/2025 | Terraced |
| 8 DUCHY STREET, STOCKPORT, GREATER MANCHESTER, SK3 9BS | £185,000 | 11/11/2025 | Terraced |
| 20 RESERVOIR ROAD, STOCKPORT, GREATER MANCHESTER, SK3 9QJ | £160,000 | 05/09/2025 | Terraced |
| 59 HARDCASTLE ROAD, STOCKPORT, GREATER MANCHESTER, SK3 9DB | £183,000 | 21/08/2025 | Terraced |
| 18 RESERVOIR ROAD, STOCKPORT, GREATER MANCHESTER, SK3 9QJ | £252,000 | 18/07/2025 | Terraced |
| 38 ROBINSON STREET, STOCKPORT, GREATER MANCHESTER, SK3 9BT | £201,000 | 04/07/2025 | Terraced |
| 28 JENNINGS STREET, STOCKPORT, GREATER MANCHESTER, SK3 9BX | £247,500 | 17/02/2025 | Terraced |
| 5 STOCKHOLM ROAD, STOCKPORT, GREATER MANCHESTER, SK3 9QR | £195,000 | 17/11/2023 | Terraced |
| 29 CAROLINE STREET, STOCKPORT, GREATER MANCHESTER, SK3 9BW | £180,000 | 13/10/2023 | Terraced |
| 36 DALE STREET, STOCKPORT, GREATER MANCHESTER, SK3 9QA | £250,000 | 06/10/2023 | Terraced |
| 33 CAROLINE STREET, STOCKPORT, GREATER MANCHESTER, SK3 9BW | £182,000 | 28/09/2023 | Terraced |
| 152 GRENVILLE STREET, STOCKPORT, GREATER MANCHESTER, SK3 9EU | £110,000 | 12/09/2023 | Terraced |
| 152 GRENVILLE STREET, STOCKPORT, GREATER MANCHESTER, SK3 9EU | £128,750 | 12/09/2023 | Terraced |
| 55 WORRALL STREET, STOCKPORT, GREATER MANCHESTER, SK3 9BE | £184,000 | 17/05/2023 | Terraced |
| 107 OLD CHAPEL STREET, STOCKPORT, GREATER MANCHESTER, SK3 9HA | £147,000 | 24/04/2023 | Terraced |
| 24 ST MATTHEWS ROAD, STOCKPORT, GREATER MANCHESTER, SK3 9AN | £185,000 | 21/04/2023 | Terraced |
| 32 BERLIN ROAD, STOCKPORT, GREATER MANCHESTER, SK3 9QD | £202,500 | 13/04/2023 | Terraced |
| [Same street] 19 HERBERT STREET, STOCKPORT, GREATER MANCHESTER, SK3 9BU | £198,250 | 14/10/2022 | Terraced |
| [Same street] 12 HERBERT STREET, STOCKPORT, GREATER MANCHESTER, SK3 9BU | £187,000 | 20/05/2022 | Terraced |
| [Same street] 19 HERBERT STREET, STOCKPORT, GREATER MANCHESTER, SK3 9BU | £148,000 | 10/09/2021 | Terraced |
| [Same street] 39 HERBERT STREET, STOCKPORT, GREATER MANCHESTER, SK3 9BU | £196,000 | 28/07/2021 | Terraced |

**Street average:** £182,313 (4 sales)
**Area average:** £197,763 (20 sales)

## Price vs local average

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

- **Local average:** £216,528 (55 Terraced, SK3, 2024–2026)
- **Deviation:** -35.3%

## Rental Range

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

- **Low:** £990/mo
- **Realistic:** £1,100/mo
- **Optimistic:** £1,210/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £576/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 |
|------|------|------|------|------|
| 2 Bed Maisonette, Mulberry Mews, SK4 | £1,100/mo | 2 | 1 miles | OpenRent |

**Average rent: £1,100/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.79% (weak for cashflow)
- **Max investor price (0.8%):** £137,500
- **Target investor price (1%):** £110,000

*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 £1,100/mo).*

- **Gross yield:** 9.4%
- **Cost-to-rent:** 10.6×
- **Monthly cashflow:** £414/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 12.2%

*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).*

## Price per Square Metre

- **£/m²:** £1,892/m²

## Capital growth trend

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

- **5y growth:** 14%
- **10y growth:** 64.7%

## House Price Index (HM Land Registry)

*Official index for Stockport; Terraced series; as of April 2026.*

- **1y growth (index):** 4.7%
- **5y growth (index):** 25.3%
- **10y growth (index):** 68.2%

## 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)

Listing type

Auction

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Property details

Listing category

Auction

Tenure

FREEHOLD

Floor area

74 m²

Council tax band

EPC rating

Last sold

£180,000 Feb 2026

Price per m²

£1,892/m²

Local average

£216,528 (-35.3%)

Deprivation

Decile 3 (7,254 of 33,755)

Street crime

1 incident within 1 mile (May 2026)

Key features

TO BE SOLD BY ONLINE AUCTION
Vacant Possession
Excellent Investment Potential
Two/Three Bedrooms Plus Loft Room & Cellar
High Rental Yield Potential
Parking Permit For Two Cars

Additional details

Parking: Permit, Private
Garden: Back garden

Description

TO BE SOLD BY ONLINE AUCTION ON 21ST JANUARY 2026 UNLESS SOLD PRIOR UNDER AUCTION TERMS
A vacant two-bedroom plus converted loft room mid-terraced property located in the popular Edgeley area of Stockport, offering an excellent opportunity for investors or buyers seeking a refurbishment project. The property requires modernisation throughout, providing clear scope to add value, and would also suit buy-to-let investors due to strong local rental demand and yield potential. The property further benefits from two resident parking permits, allowing parking for two vehicles.
Set over four floors, the accommodation comprises a spacious reception room and large kitchen to the ground floor, two bedrooms and a bathroom to the first floor, and a converted loft room accessed via stairs, suitable for use as a third bedroom or home office. The property also benefits from a converted cellar, ideal for storage or additional use, and a generous rear yard.
VIRTUAL VIEWING AVAILABLE
Tenant ready property rental values in the area are in the region of £1250 - 1350 per month.
Here are some similar properties taken from Land Registry which have sold close by that highlight the potential:
6, Jennings Street, Stockport, SK3 9BX Sold - 20/08/2025 £250,000 0.01 mi
46, Hardcastle Road, Stockport, SK3 9BY Sold - 22/11/2024 £207,500 0.06 mi
16, Dale Street, Stockport, SK3 9QA Sold - 23/07/2024 £204,000 0.07 mi
Edgeley is a highly sought-after residential area of Stockport, popular with both owner-occupiers and tenants. It benefits from a wide range of local amenities, schools, and excellent transport links, including Stockport train station, the M60 motorway, and easy access into Manchester city centre, making it an attractive location for commuters and investors alike.
EPC on Order.
Sold as seen.

Listed by

Auction

Edward Mellor Ltd

Reference: 170432432

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 31/08/2023

Expiry date: 30/08/2033

Current heating cost: £1,726/year

Potential heating cost: £997/year

Est. upgrade cost to C: £22,000

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Room-in-roof insulation (£1,500 - £2,700)
50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (suspended floor) (£800 - £1,200)
Upgrade heating controls (£350 - £450)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

SK39BU-High.jpg

EPC Graphs

EPC epcgraph.co.uk

Price history

407% since 2000

Event	Date	Price	% change
Sold	19/02/2026 (5 months ago)	£180,000	+38.5%
Sold	18/01/2021 (5 years ago)	£130,000	+266.2%
Sold	20/04/2000 (26 years ago)	£35,500	—

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
21 WORRALL STREET, STOCKPORT, GREATER MANCHESTER, SK3 9BE	£245,000	23/01/2026	Terraced
25 RESERVOIR ROAD, STOCKPORT, GREATER MANCHESTER, SK3 9QJ	£230,000	05/12/2025	Terraced
11 MOSCOW ROAD, STOCKPORT, GREATER MANCHESTER, SK3 9QB	£327,500	28/11/2025	Terraced
14 ST MATTHEWS TERRACE, STOCKPORT, GREATER MANCHESTER, SK3 9EY	£160,000	26/11/2025	Terraced
8 DUCHY STREET, STOCKPORT, GREATER MANCHESTER, SK3 9BS	£185,000	11/11/2025	Terraced
20 RESERVOIR ROAD, STOCKPORT, GREATER MANCHESTER, SK3 9QJ	£160,000	05/09/2025	Terraced
59 HARDCASTLE ROAD, STOCKPORT, GREATER MANCHESTER, SK3 9DB	£183,000	21/08/2025	Terraced
18 RESERVOIR ROAD, STOCKPORT, GREATER MANCHESTER, SK3 9QJ	£252,000	18/07/2025	Terraced
38 ROBINSON STREET, STOCKPORT, GREATER MANCHESTER, SK3 9BT	£201,000	04/07/2025	Terraced
28 JENNINGS STREET, STOCKPORT, GREATER MANCHESTER, SK3 9BX	£247,500	17/02/2025	Terraced
5 STOCKHOLM ROAD, STOCKPORT, GREATER MANCHESTER, SK3 9QR	£195,000	17/11/2023	Terraced
29 CAROLINE STREET, STOCKPORT, GREATER MANCHESTER, SK3 9BW	£180,000	13/10/2023	Terraced
36 DALE STREET, STOCKPORT, GREATER MANCHESTER, SK3 9QA	£250,000	06/10/2023	Terraced
33 CAROLINE STREET, STOCKPORT, GREATER MANCHESTER, SK3 9BW	£182,000	28/09/2023	Terraced
152 GRENVILLE STREET, STOCKPORT, GREATER MANCHESTER, SK3 9EU	£110,000	12/09/2023	Terraced
152 GRENVILLE STREET, STOCKPORT, GREATER MANCHESTER, SK3 9EU	£128,750	12/09/2023	Terraced
55 WORRALL STREET, STOCKPORT, GREATER MANCHESTER, SK3 9BE	£184,000	17/05/2023	Terraced
107 OLD CHAPEL STREET, STOCKPORT, GREATER MANCHESTER, SK3 9HA	£147,000	24/04/2023	Terraced
24 ST MATTHEWS ROAD, STOCKPORT, GREATER MANCHESTER, SK3 9AN	£185,000	21/04/2023	Terraced
32 BERLIN ROAD, STOCKPORT, GREATER MANCHESTER, SK3 9QD	£202,500	13/04/2023	Terraced
Same street 19 HERBERT STREET, STOCKPORT, GREATER MANCHESTER, SK3 9BU	£198,250	14/10/2022	Terraced
Same street 12 HERBERT STREET, STOCKPORT, GREATER MANCHESTER, SK3 9BU	£187,000	20/05/2022	Terraced
Same street 19 HERBERT STREET, STOCKPORT, GREATER MANCHESTER, SK3 9BU	£148,000	10/09/2021	Terraced
Same street 39 HERBERT STREET, STOCKPORT, GREATER MANCHESTER, SK3 9BU	£196,000	28/07/2021	Terraced

Street average: £182,313 (4 sales)

Area average: £197,763 (20 sales)

Capital growth trend

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

5y growth 14%

10y growth 64.7%

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

1y (index) 4.7%

5y (index) 25.3%

10y (index) 68.2%

Rental Range

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

Low £990/mo

Realistic £1,100/mo

Optimistic £1,210/mo

Based on Local Authority from postcode lookup → Stockport.

LHA (30th percentile) floor for Oldham & Rochdale: £576/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View SK3 9BU

Nearby

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

Type	Name	Distance
Bus stop	Edgeley, Mercian Way / opposite Worral Street	0.1 miles
Shop	H T Hughes & Co (Overalls)	0.1 miles
Shop	Unknown	0.1 miles
Bus stop	Edgeley, Castle Street / at Mercian Way	0.1 miles
Train station	Stockport	0.4 miles
Train station	Davenport	0.9 miles
Hospital	Newlands Care Home	1.7 miles
Hospital	Withington Clinic	3.3 miles
University	University of Manchester Fallowfield Campus	3.6 miles
University	Fallowfield Reception and Richmond Amenities Building	3.6 miles

Street-level crime

Category	Count
Violence and sexual offences	1
Total incidents	1

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
Our Lady's Catholic Primary School	Primary	0.3 miles	Good — 13 Mar 2013
St Matthew's Church of England Primary School	Primary	0.3 miles	Good — 27 Sep 2023
Alexandra Park Primary School	Primary	0.4 miles	Outstanding — 5 Mar 2019
Bridge Hall Primary School	Primary	0.4 miles	Requires improvement — 22 Sep 2024
Cale Green Primary School	Primary	0.4 miles	Good — 12 Nov 2012

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
2 Bed Maisonette, Mulberry Mews, SK4	£1,100/mo	2	1 miles	OpenRent

Average rent: £1,100/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.79%

Max investor price (0.8%) £137,500

Target investor price (1%) £110,000

Gross yield 9.4%

Cost-to-rent ratio 10.6×

Monthly cashflow £414/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 12.2%

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).