# Property for sale (SK22 1DD)

## Property Details

| Key | Value |
|-----|-------|
| Address | Birch Vale, High Peak, Derbyshire, SK22, SK22 1DD |
| Price | £1,400,000 |
| Council tax | E |

## Description

Residential Development with Outline Planning, Ravens Leach Farm, Birch Vale, SK22 A six-unit development opportunity located in between the village centres of New Mills and Hayfield, High Peak, benefitting from stunning elevated countryside views whilst on the edge of the Peak District National Park. 

The property currently comprises of a range, of agricultural facilities, buildings, main farmhouse, and approximately five acres of pastureland. Sloping in topography and enclosed by post, stonewall and rail boundaries. Site Location – Ravens Leach Farm, Birch Vale Road, High Peak, SK22 1DD. Birch Vale is part of the New Mills civil parish, with the eastern portion falling under Hayfield parish, and is governed by High Peak Borough Council. Planning Application - Ref: HPK/2024/0415 - 

DET/2025/0004 - DET/2025/0003. High Peak Council’s Strategic Planning Committee initially approved the outline planning application in May 2025. 

Location - Birch Vale lies in a wooded valley along the River Sett, between New Mills and Hayfield, just outside the western boundary of the Peak District National Park. The village sits at an elevation of approximately 180 meters (591 feet) above sea level and is part of the Dark Peak area, known for its gritstone hills and moorland landscapes. Nearby upland areas include Ollersett Moor, Middle Moor, and the prominent hill Lantern Pike, which rises to 1,224 feet and offers panoramic views of Kinder Scout and surrounding Dark Peak hills. 

The village centre of New Mills benefits from two train stations linking the towns and cities of Buxton, Stockport, Manchester and Shefield. What 3 Words: ///consonant.vital.solder Coordinates 53. 00, -1. 00.

## Property Photos

- ![Outbuildings](/listings/photos/90125985/737590) - Outbuildings
- ![Hill Top Views](/listings/photos/90125985/737592) - Hill Top Views
- ![Ravens Leach Farm](/listings/photos/90125985/737593) - Ravens Leach Farm
- ![Farmhouse](/listings/photos/90125985/737594) - Farmhouse
- ![Approx 5 Acres](/listings/photos/90125985/737595) - Approx 5 Acres
- ![Photo](/listings/photos/90125985/737596) - Photo
- ![Boundary Outline](/listings/photos/90125985/737597) - Boundary Outline
- ![Roadside Access](/listings/photos/90125985/737598) - Roadside Access
- ![Kinder Scout Views](/listings/photos/90125985/737599) - Kinder Scout Views

## Floorplans

- ![Site Plan](/listings/photos/90125985/737600) - Site Plan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/90125985/737601) - EPC Rating Graph

## Price vs local average

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

- **Local average:** £150,000 (2 Other, SK22, 2024–2026)
- **Deviation:** +833.3%

## Rental Range

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

- **Low:** £826/mo
- **Realistic:** £918/mo
- **Optimistic:** £1,010/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Southern Greater Manchester (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed End Terrace, Highgate Road, SK22 | £1,200/mo | 2 | 1.18 miles | OpenRent |

**Average rent: £1,200/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.09% (weak for cashflow)
- **Max investor price (0.8%):** £150,000
- **Target investor price (1%):** £120,000

*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 £1,200/mo).*

- **Gross yield:** 1%
- **Cost-to-rent:** 97.2×
- **Monthly cashflow:** £-4,458/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -13.2%

*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).*

## Capital growth trend

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

- **5y growth:** 375%
- **10y growth:** -81.3%

## House Price Index (HM Land Registry)

*Official index for High Peak; All dwelling types series; as of May 2026.*

- **1y growth (index):** 4%
- **5y growth (index):** 24.9%
- **10y growth (index):** 56.5%

## 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)