# 4 bedroom detached house for sale (SK7 2NJ) ## Property Details | Key | Value | |-----|-------| | Address | 45 VALLEY ROAD, STOCKPORT, BRAMHALL, GREATER MANCHESTER SK7 2NJ | | Price | £825,000 | | Bedrooms | 4 | | Bathrooms | 3 | | Council tax | F | | Construction age | England and Wales: 1930-1949 | | Floor area | 167 m² | | Last sold | £577,500 Feb 2020 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** C - **Expiry date:** 09/02/2030 - **Current heating cost:** £799/year - **Est. upgrade cost to C:** £7,150 ### Recommendations - E (£50) - I (£2,200 - £3,000) - U (£3,500 - £5,500) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0863-2880-7822-2990-4925) ## Description This significantly extended detached family home offers a rare opportunity to acquire spacious and versatile accommodation of over 1,800 square feet, thoughtfully designed to meet the needs of modern family living. Overlooking the picturesque Ladybrook Valley and situated close to the historic Bramhall Park, this home enjoys a prime position that combines the tranquillity of its surroundings with convenient access to local amenities, reputable schools, and transport links. The heart of the home is the impressive open plan kitchen and dining area, featuring sleek Quartz worktops, bespoke cabinetry, and a mixture of integrated and freestanding appliances, creating a stylish and practical space for meals, entertaining, and family gatherings. Adjacent to the kitchen, the well-appointed utility room and separate boot room provide additional storage and convenience, while a downstairs WC adds further practicality for busy households. The property boasts three generous reception rooms, each with its own character, offering flexible options for formal entertaining, relaxed family time, or a quiet home office. Upstairs, four double bedrooms are beautifully proportioned, providing ample space for family and guests. Two of the bedrooms benefit from en-suite bathrooms, the principal one being finished to a particularly high standard with contemporary fittings, whilst a stylish spacious family bathroom serves the remaining bedrooms. The master suite is particularly impressive with elevated views to the rear offering a peaceful retreat with abundant natural light. Throughout the home, high-quality finishes and a neutral palette create a sense of sophistication and comfort. The property’s layout has been carefully considered to maximise both privacy and connectivity, making it ideal for both every-day living and special occasions. Whether you are seeking flexible living spaces for a growing family, generous accommodation for entertaining, or a luxurious base in a desirable location, this exceptional property delivers on every level, promising a lifestyle of comfort, convenience, and understated elegance . EPC Rating: C ## Property Photos - ![Photo](/listings/photos/90177546/1006987) - ![Photo](/listings/photos/90177546/1006988) - ![Photo](/listings/photos/90177546/1006989) - ![Photo](/listings/photos/90177546/1006990) - ![Photo](/listings/photos/90177546/1006991) - ![Photo](/listings/photos/90177546/1006992) - ![Photo](/listings/photos/90177546/1006993) - ![Photo](/listings/photos/90177546/1006994) - ![Photo](/listings/photos/90177546/1006995) - ![Photo](/listings/photos/90177546/1006996) - ![Photo](/listings/photos/90177546/1006997) - ![Photo](/listings/photos/90177546/1006998) - ![Photo](/listings/photos/90177546/1006999) - ![Photo](/listings/photos/90177546/1007000) - ![Photo](/listings/photos/90177546/1007001) - ![Photo](/listings/photos/90177546/1007002) - ![Photo](/listings/photos/90177546/1007003) - ![Photo](/listings/photos/90177546/1007004) - ![Photo](/listings/photos/90177546/1007005) - ![Photo](/listings/photos/90177546/1007007) - ![Photo](/listings/photos/90177546/1007009) - ![Photo](/listings/photos/90177546/1007010) - ![Photo](/listings/photos/90177546/1007012) - ![Photo](/listings/photos/90177546/1007014) - ![Photo](/listings/photos/90177546/1007016) - ![Photo](/listings/photos/90177546/1007018) - ![Photo](/listings/photos/90177546/1007020) - ![Photo](/listings/photos/90177546/1007025) - ![Photo](/listings/photos/90177546/1007030) - ![Photo](/listings/photos/90177546/1007031) - ![Photo](/listings/photos/90177546/1007033) ## Floorplans - ![All](/listings/photos/90177546/1007036) - All ## EPC Graphs - ![EPC 1](/listings/photos/90177546/1007038) - EPC 1 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 45 VALLEY ROAD, BRAMHALL, STOCKPORT, GREATER MANCHESTER, SK7 2NJ | £577,500 | 28/02/2020 | 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 | |---------|-------|------|------| | 15 FIR AVENUE, BRAMHALL, STOCKPORT, GREATER MANCHESTER, SK7 2NR | £565,000 | 15/12/2023 | Detached | | 14 HEADLANDS ROAD, BRAMHALL, STOCKPORT, GREATER MANCHESTER, SK7 3AN | £1,020,900 | 22/11/2023 | Detached | | 11 FIR AVENUE, BRAMHALL, STOCKPORT, GREATER MANCHESTER, SK7 2NR | £730,000 | 22/11/2023 | Detached | | 56 FIR ROAD, BRAMHALL, STOCKPORT, GREATER MANCHESTER, SK7 2JJ | £509,000 | 30/10/2023 | Detached | | 31 PINE ROAD, BRAMHALL, STOCKPORT, GREATER MANCHESTER, SK7 2JN | £380,000 | 10/07/2023 | Detached | | 31 FIR ROAD, BRAMHALL, STOCKPORT, GREATER MANCHESTER, SK7 2NP | £455,000 | 25/04/2023 | Detached | | 36 WATERLOO ROAD, BRAMHALL, STOCKPORT, GREATER MANCHESTER, SK7 2NX | £483,000 | 17/04/2023 | Detached | | 31 FIR ROAD, BRAMHALL, STOCKPORT, GREATER MANCHESTER, SK7 2NP | £405,000 | 30/03/2023 | Detached | | 5 VALLEY ROAD, BRAMHALL, STOCKPORT, GREATER MANCHESTER, SK7 2NH | £727,000 | 29/11/2022 | Detached | | 2A DAMERY ROAD, BRAMHALL, STOCKPORT, GREATER MANCHESTER, SK7 2JZ | £800,000 | 01/11/2022 | Detached | | 51 SEAL ROAD, BRAMHALL, STOCKPORT, GREATER MANCHESTER, SK7 2JS | £525,000 | 28/10/2022 | Detached | | 83 WATERLOO ROAD, BRAMHALL, STOCKPORT, GREATER MANCHESTER, SK7 2NT | £688,000 | 14/10/2022 | Detached | | 18 BROOKDALE ROAD, BRAMHALL, STOCKPORT, GREATER MANCHESTER, SK7 2NW | £635,000 | 12/10/2022 | Detached | | 60 FIR ROAD, BRAMHALL, STOCKPORT, GREATER MANCHESTER, SK7 2JJ | £900,000 | 23/09/2022 | Detached | | 2 PINE ROAD, BRAMHALL, STOCKPORT, GREATER MANCHESTER, SK7 2JN | £385,000 | 22/09/2022 | Detached | | 43 FIR ROAD, BRAMHALL, STOCKPORT, GREATER MANCHESTER, SK7 2JJ | £495,000 | 07/09/2022 | Detached | | 10 PINE ROAD, BRAMHALL, STOCKPORT, GREATER MANCHESTER, SK7 2JN | £480,000 | 04/07/2022 | Detached | | 13 HEADLANDS ROAD, BRAMHALL, STOCKPORT, GREATER MANCHESTER, SK7 3AN | £660,000 | 17/06/2022 | Detached | | 54 FIR ROAD, BRAMHALL, STOCKPORT, GREATER MANCHESTER, SK7 2JJ | £645,000 | 01/06/2022 | Detached | | 50 BRIDGE LANE, BRAMHALL, STOCKPORT, GREATER MANCHESTER, SK7 3AL | £570,000 | 11/05/2022 | Detached | **Area average:** £602,895 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £787,166 (72 Detached, SK7, 2024–2026) - **Deviation:** +4.8% ## Rental Range *ONS Price Index of Private Rents (Stockport). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £995/mo - **Realistic:** £1,105/mo - **Optimistic:** £1,216/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Richmond & Hambleton (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £828/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 | |------|------|------|------|------| | 4 Bed Semi-Detached House, Ferndale Avenue, SK2 | £2,250/mo | 4 | 1.21 miles | OpenRent | **Average rent: £2,250/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.27% (weak for cashflow) - **Max investor price (0.8%):** £281,250 - **Target investor price (1%):** £225,000 *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 £2,250/mo).* - **Gross yield:** 3.3% - **Cost-to-rent:** 30.6× - **Monthly cashflow:** £-1,249/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -6.3% *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:** £4,940/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 67.5% - **10y growth:** 77.4% ## House Price Index (HM Land Registry) *Official index for Stockport; Detached series; as of May 2026.* - **1y growth (index):** 4.8% - **5y growth (index):** 26.7% - **10y growth (index):** 64.3% ## 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)