# 3 bedroom barn conversion for sale (SK6 5NQ) ## Property Details | Key | Value | |-----|-------| | Address | Moor End Road, Mellor, SK6, SK6 5NQ | | Price | £700,000 | | Bedrooms | 3 | | Bathrooms | 2 | | Council tax | F | ## Description Presented to a beautiful standard, this characterful barn is both spacious and practical. Every room is well proportioned, and there are some really useful additions including a large utility and separate boot room. With timber latched doors throughout, underfloor heating, luxurious bathrooms, and plenty of stone and beam detailing, it is a fantastic home packed with character. Stepping into the entrance hall, you are welcomed by a generous space with a stone floor, access to all of the ground floor rooms, and a small workspace area looking out to the front. Taking the door on the right, you step into a great sized kitchen diner. The stone flooring continues through from the hall, and there is an extensive range of units with solid worktops, a range cooker, and integrated dishwasher. A large window overlooks the garden, and an exposed stone wall adds to the character. Oak double doors lead through into the living room. This is an extremely well proportioned space, centred around a beautiful stone fireplace with multi fuel burner, stone hearth, and timber mantel. There is a feature window with stone mullion detail, along with an additional window forming part of the striking external frontage. A latched door then leads back into the hallway. At the end of the hall, there is a very handy boot room fitted with wall and base storage, creating a highly functional space for day to day living. Just off the hall, you also have a well proportioned utility room, which opens into a useful downstairs study area. Completing the ground floor is a stylish WC with fitted storage. Heading to the first floor, you are met by a feature landing with exposed stonework and the upper section of the large feature window. The ceiling height immediately stands out here, giving a great sense of space. The main bedroom is an impressive suite, full of character with vaulted ceilings and exposed timbers. The room is bright and spacious, with fitted storage and access to the ensuite. The ensuite has recently been refitted in a contemporary black and white style, featuring a large walk in shower. The two remaining bedrooms are both good sized doubles. The final room on this floor is the main bathroom, which has also been recently refitted. It features a bright, contemporary suite with twin vanity basins, WC, and walk in shower. Outside, the property is set back from the road via a stone cobbled driveway providing parking for two vehicles. Double gates lead down the side of the property, offering the potential for additional parking if required. The rear garden is beautifully private, with raised cottage style flower beds, a stone patio, and a lawned area extending to the rear. The garden continues towards the back where it opens up to a lovely spot with fantastic views over the surrounding countryside ## Property Photos - ![Photo](/listings/photos/174361775/150715) - ![Photo](/listings/photos/174361775/150720) - ![Photo](/listings/photos/174361775/150724) - ![Photo](/listings/photos/174361775/150729) - ![Photo](/listings/photos/174361775/150733) - ![Photo](/listings/photos/174361775/150737) - ![Photo](/listings/photos/174361775/150743) - ![Photo](/listings/photos/174361775/150747) - ![Photo](/listings/photos/174361775/150751) - ![Photo](/listings/photos/174361775/150757) - ![Photo](/listings/photos/174361775/150760) - ![Photo](/listings/photos/174361775/150762) - ![Photo](/listings/photos/174361775/150765) - ![Photo](/listings/photos/174361775/150769) - ![Photo](/listings/photos/174361775/150773) - ![Photo](/listings/photos/174361775/150775) - ![Photo](/listings/photos/174361775/150778) - ![Photo](/listings/photos/174361775/150783) - ![Photo](/listings/photos/174361775/150784) - ![Photo](/listings/photos/174361775/150791) - ![Photo](/listings/photos/174361775/150795) - ![Photo](/listings/photos/174361775/150800) - ![Photo](/listings/photos/174361775/150804) - ![Photo](/listings/photos/174361775/150809) - ![Photo](/listings/photos/174361775/150814) - ![Photo](/listings/photos/174361775/150819) - ![Photo](/listings/photos/174361775/150823) - ![Photo](/listings/photos/174361775/150826) - ![Photo](/listings/photos/174361775/150829) - ![Photo](/listings/photos/174361775/150833) - ![Photo](/listings/photos/174361775/150836) - ![Photo](/listings/photos/174361775/150838) - ![Photo](/listings/photos/174361775/150839) - ![Photo](/listings/photos/174361775/150842) ## Floorplans - ![Floorplan 1](/listings/photos/174361775/150844) - Floorplan 1 ## EPC Graphs - ![EPC 1](/listings/photos/174361775/150846) - EPC 1 ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £470,097 (10 Other, SK6, 2024–2026) - **Deviation:** +48.9% ## 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 Oldham & Rochdale (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £693/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 | |------|------|------|------|------| | 3 Bed Terraced House, Mill Brow, SK6 | £1,250/mo | 3 | 0.95 miles | OpenRent | **Average rent: £1,250/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.18% (weak for cashflow) - **Max investor price (0.8%):** £156,250 - **Target investor price (1%):** £125,000 *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 £1,250/mo).* - **Gross yield:** 2.1% - **Cost-to-rent:** 46.7× - **Monthly cashflow:** £-1,657/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -9.8% *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:** -31.1% ## House Price Index (HM Land Registry) *Official index for Stockport; All dwelling types series; as of March 2026.* - **1y growth (index):** 5.2% - **5y growth (index):** 24.1% - **10y growth (index):** 65.5% ## 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)