# 5 bedroom detached house for sale (SK14 6SJ) ## Property Details | Key | Value | |-----|-------| | Address | Harrop Edge Road, SK14, SK14 6SJ | | Price | £1,695,000 | | Bedrooms | 5 | ## Description **Description**Paddock Farm is a beautifully presented stone-built residence set within approximately four acres of land. Rich in character, the home features stone mullion windows, exposed beams, and charming fireplaces. The accommodation spans three floors, offering generous living space for families or those seeking a lifestyle property with business potential. **Location**Nestled in the heart of the countryside near Hyde, Paddock Farm enjoys a superb rural setting with panoramic views in every direction. The property is ideally positioned for those seeking tranquillity while remaining accessible to local amenities. With direct access to bridleways and popular walking and biking routes, it's a haven for outdoor enthusiasts. Excellent transport links to include M60 - 25 minute drive to Manchester. Nearby bus and rail links in Stalybridge. **Ground Floor**The ground floor welcomes you with a stone-flagged porch leading into a spacious hall. Two large reception rooms boast multi-fuel stoves and stunning stonework, while the dining kitchen is fully fitted with granite worktops, integrated appliances, and a Belfast sink. A utility room, WC, and garage are also accessible, with French doors opening onto the rear garden. **Other Floors**The first floor hosts two large double bedrooms, a stylish family bathroom, and a versatile cinema/office/gym or separate independent annex accessed via a separate stairway The second floor features two further double bedrooms and a magnificent master suite with vaulted ceilings, built-in wardrobes, and a luxurious en-suite bathroom complete with a Jacuzzi bath and tiled shower **Cafe Detail**Set within the grounds, Bee's Coffee Pot is a thriving café popular with dog walkers, locals, and mountain bikers. Known for its warm atmosphere and scenic setting, the café also hosts a variety of events throughout the year, making it a well-loved community hub and a valuable asset to the property. **External Details**The grounds of Paddock Farm are extensive and beautifully maintained, with enclosed gardens, mature trees, patios, and lawned areas. The equestrian facilities include nine stables, two floodlit manege (one by Charles Britton), barns, and storage areas. Parking for up to 20 vehicles enhances the site's versatility. Private bore hole providing crystal clear water, oil fired central heating, mains electricity and septic tank drainage. **The Opportunity**Paddock Farm presents a rare opportunity to acquire a stunning lifestyle property with significant business potential. Whether expanding the café's hospitality offering, developing the equestrian facilities, or hosting events, the site's layout and location support a wide range of ventures. With approximately four acres of land, breathtaking views, and a thriving café already in place, this is a unique chance to invest in a property that blends rural charm with commercial promise. **Business Rates**The Rateable Value is £3,100 with effect from 15 November 2024. Confirmation of actual business rates payable should be obtained from the Local Authority. ## Property Photos - ![Photo](/listings/photos/171184676/56810) - ![Photo](/listings/photos/171184676/56811) - ![Photo](/listings/photos/171184676/56812) - ![Photo](/listings/photos/171184676/56813) - ![Photo](/listings/photos/171184676/56814) - ![Photo](/listings/photos/171184676/56815) - ![Photo](/listings/photos/171184676/56816) - ![Photo](/listings/photos/171184676/56817) - ![Photo](/listings/photos/171184676/56818) - ![Photo](/listings/photos/171184676/56819) - ![Photo](/listings/photos/171184676/56820) - ![Photo](/listings/photos/171184676/56821) - ![Photo](/listings/photos/171184676/56822) - ![Photo](/listings/photos/171184676/56823) - ![Photo](/listings/photos/171184676/56824) - ![Photo](/listings/photos/171184676/56825) - ![Photo](/listings/photos/171184676/56826) - ![Photo](/listings/photos/171184676/56827) - ![Photo](/listings/photos/171184676/56828) - ![Photo](/listings/photos/171184676/56829) - ![Photo](/listings/photos/171184676/56830) - ![Photo](/listings/photos/171184676/56831) - ![Photo](/listings/photos/171184676/56832) - ![Photo](/listings/photos/171184676/56833) - ![Photo](/listings/photos/171184676/56834) - ![Photo](/listings/photos/171184676/56836) - ![Photo](/listings/photos/171184676/56837) ## Floorplans - ![Floorplan 1](/listings/photos/171184676/56838) - Floorplan 1 - ![Floorplan 2](/listings/photos/171184676/56839) - Floorplan 2 ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | 55 ASHWORTH LANE, MOTTRAM, HYDE, TAMESIDE, GREATER MANCHESTER, SK14 6NU | £345,000 | 18/12/2025 | Detached | | 6 MEADOWCROFT, MOTTRAM, HYDE, TAMESIDE, GREATER MANCHESTER, SK14 6TB | £340,000 | 02/07/2025 | Detached | | 17 SPOUT GREEN, MOTTRAM, HYDE, TAMESIDE, GREATER MANCHESTER, SK14 6LQ | £340,000 | 08/12/2023 | Detached | | 10 HOME FARM AVENUE, MOTTRAM, HYDE, TAMESIDE, GREATER MANCHESTER, SK14 6JS | £350,000 | 01/12/2023 | Detached | | 41 LODGE COURT, MOTTRAM, HYDE, TAMESIDE, GREATER MANCHESTER, SK14 6LY | £395,000 | 30/08/2023 | Detached | | 55 ASHWORTH LANE, MOTTRAM, HYDE, TAMESIDE, GREATER MANCHESTER, SK14 6NU | £245,000 | 31/07/2023 | Detached | | 3 RUSHYCROFT, MOTTRAM, HYDE, TAMESIDE, GREATER MANCHESTER, SK14 6TD | £280,000 | 23/05/2023 | Detached | | 12 BACK LANE, MOTTRAM, HYDE, TAMESIDE, GREATER MANCHESTER, SK14 6JE | £335,000 | 09/12/2022 | Detached | | 18 HOME FARM AVENUE, MOTTRAM, HYDE, TAMESIDE, GREATER MANCHESTER, SK14 6JS | £275,000 | 18/08/2022 | Detached | | 1 ROE CROSS ROAD, MOTTRAM, HYDE, TAMESIDE, GREATER MANCHESTER, SK14 6SD | £732,500 | 30/06/2022 | Detached | | 22A STALYBRIDGE ROAD, MOTTRAM, HYDE, TAMESIDE, GREATER MANCHESTER, SK14 6NE | £325,000 | 20/06/2022 | Detached | | 22 LITTLEFIELDS, MOTTRAM, HYDE, TAMESIDE, GREATER MANCHESTER, SK14 6TA | £347,000 | 27/05/2022 | Detached | | 24 LITTLEFIELDS, MOTTRAM, HYDE, TAMESIDE, GREATER MANCHESTER, SK14 6TA | £355,000 | 27/05/2022 | Detached | | 34 ROE CROSS GREEN, MOTTRAM, HYDE, TAMESIDE, GREATER MANCHESTER, SK14 6LP | £370,000 | 11/05/2022 | Detached | | 85B MARKET STREET, MOTTRAM, HYDE, TAMESIDE, GREATER MANCHESTER, SK14 6JQ | £930,000 | 09/05/2022 | Detached | | 1 GORSEY INTAKES, BROADBOTTOM, HYDE, TAMESIDE, GREATER MANCHESTER, SK14 6EH | £310,000 | 25/04/2022 | Detached | | 18 HALL DRIVE, MOTTRAM, HYDE, TAMESIDE, GREATER MANCHESTER, SK14 6LH | £490,000 | 19/04/2022 | Detached | | CHURCH VIEW 3 BROADBOTTOM ROAD, MOTTRAM, HYDE, TAMESIDE, GREATER MANCHESTER, SK14 6JA | £390,000 | 14/04/2022 | Detached | | 18 STALYBRIDGE ROAD, MOTTRAM, HYDE, TAMESIDE, GREATER MANCHESTER, SK14 6NE | £178,000 | 18/03/2022 | Detached | | HODGE COTTAGE HODGE LANE, BROADBOTTOM, HYDE, TAMESIDE, GREATER MANCHESTER, SK14 6BW | £1,025,000 | 14/02/2022 | Detached | **Area average:** £417,875 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £391,948 (23 Detached, SK14, 2024–2026) - **Deviation:** +332.5% ## Rental Range *ONS Price Index of Private Rents (Tameside). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £827/mo - **Realistic:** £919/mo - **Optimistic:** £1,011/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Tameside & Glossop (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £1,147/mo ## 1% Rule - **Rent ratio:** 0.05% (weak for cashflow) - **Max investor price (0.8%):** £114,875 - **Target investor price (1%):** £91,900 *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:** 20.8% - **10y growth:** 53.8% ## House Price Index (HM Land Registry) *Official index for Tameside; Detached series; as of March 2026.* - **1y growth (index):** 3.2% - **5y growth (index):** 29.2% - **10y growth (index):** 82.1% ## 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)