For sale Land

23

HOLLINS ROAD, TODMORDEN OL14 6PG

969 sq ft Listed 26 Oct 2025 (-230d)

£350,000

Save

# Land for sale (OL14 6PG)

## Property Details

| Key | Value |
|-----|-------|
| Address | 23, HOLLINS ROAD, TODMORDEN OL14 6PG |
| Price | £350,000 |
| Construction age | England and Wales: before 1900 |
| Floor area | 90 m² |

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** C
- **Expiry date:** 20/09/2022 — **EXPIRED** (no longer valid for marketing or letting)
- **Current heating cost:** £881/year
- **Est. upgrade cost to C:** £30,830

### Recommendations
- Q (£4,000 - £14,000)
- E (£30)
- G (£350 - £450)
- N (£4,000 - £6,000)
- O (£3,300 - £6,500)
- U (£9,000 - £14,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2798-8030-6231-4282-0904)

## Description

Woodbottom Mill, Hollins Road, Walsden, Todmorden OL14 6PG

For Sale - Offers Over £399,950

Freehold | Canalside Development Opportunity | Approx. 1,582 m²

Overview

An exceptional opportunity to acquire the former Woodbottom Mill, a historic 19th-century cotton mill occupying a prime canalside position in the sought-after village of Walsden, just 1.25 miles from Todmorden town centre and moments from Walsden railway station.

Set against the dramatic backdrop of the Calder Valley, the site offers significant redevelopment potential - blending rich industrial heritage with modern residential possibilities.

Planning Summary

*	Planning Reference: 08/00289/FUL (renewed under 11/01011/REN)

*	Council: Calderdale MBC

*	Proposal: Demolition/redevelopment of the former warehouse to create 11 two-bedroom dwellings with associated on-site parking

*	Status: Consent lapsed (but establishes clear residential use and density precedent)

*	Site Area: Approx. 1,582 m² (0.16 ha)

Supporting documents from the original consent include design & access statement, ecological, drainage, and land-stability reports - all of which can inform a new full planning submission.

Site Features & Location

*	Attractive stone-built 1860s cotton mill setting

*	Frontage to Hollins Road with direct vehicular access

*	Rochdale Canal boundary with potential for landscaped amenity space or private gardens

*	Within walking distance of Walsden Station (Manchester - Leeds line) and Todmorden amenities

*	Good road links via A6033 Rochdale Road and M62 access via Littleborough

Development Potential

*	Ideal for boutique housing development or mixed-use live/work scheme

*	Potential to reuse natural stone from the existing structure to maintain local character

*	Opportunity to deliver 11 stylish two-bed homes sympathetic to the valley's industrial heritage

*	Precedent supports residential use, parking provision, and design continuity

Enquiries | For full planning pack (including officer report, layout plans and historic consents) please visit Calderdale Council website quoting 08/00289/FUL (renewed under 11/01011/REN). To make a viewing or for more information, contact:

Calder Valley Homes

? Todmorden

## Property Photos

- ![Canal View](/listings/photos/168621842/455809) - Canal View
- ![Front](/listings/photos/168621842/455810) - Front
- ![External](/listings/photos/168621842/455811) - External
- ![Entrance](/listings/photos/168621842/455812) - Entrance
- ![Access](/listings/photos/168621842/455813) - Access
- ![Photo](/listings/photos/168621842/455814)
- ![Rear external](/listings/photos/168621842/455815) - Rear external
- ![https://media.rightm](/listings/photos/168621842/455816) - https://media.rightm
- ![External](/listings/photos/168621842/455817) - External
- ![First floor](/listings/photos/168621842/455818) - First floor
- ![First floor](/listings/photos/168621842/455819) - First floor
- ![Front](/listings/photos/168621842/455820) - Front
- ![Front external](/listings/photos/168621842/455821) - Front external

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 23 HOLLINS ROAD, TODMORDEN, CALDERDALE, WEST YORKSHIRE, OL14 6PG | £170,000 | 19/10/2007 | Semi-detached |
| 23 HOLLINS ROAD, TODMORDEN, CALDERDALE, WEST YORKSHIRE, OL14 6PG | £32,000 | 31/01/1995 | Semi-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 |
|---------|-------|------|------|
| [Same street] 15 HOLLINS ROAD, TODMORDEN, CALDERDALE, WEST YORKSHIRE, OL14 6PG | £225,000 | 16/03/2026 | Detached |
| 11 GRANVILLE STREET, TODMORDEN, CALDERDALE, WEST YORKSHIRE, OL14 6RW | £390,000 | 18/12/2025 | Other |
| [Same street] 35 HOLLINS ROAD, TODMORDEN, CALDERDALE, WEST YORKSHIRE, OL14 6PG | £300,000 | 05/05/2023 | Semi-detached |
| 145 HOLLINS ROAD, TODMORDEN, CALDERDALE, WEST YORKSHIRE, OL14 6QF | £445,000 | 24/06/2022 | Other |
| [Same street] 39 HOLLINS ROAD, TODMORDEN, CALDERDALE, WEST YORKSHIRE, OL14 6PG | £210,000 | 14/04/2022 | Semi-detached |

**Street average:** £245,000 (3 sales)
**Area average:** £417,500 (2 sales)

## Price vs local average

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

- **Local average:** £377,800 (5 Other, OL14, 2024–2026)
- **Deviation:** -7.4%

## Rental Range

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

- **Low:** £671/mo
- **Realistic:** £746/mo
- **Optimistic:** £821/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Bradford & South Dales (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 Terraced House, Shade Street, OL14 | £1,050/mo | 2 | 0.47 miles | OpenRent |
| 2 Bed Terraced House, Fir Street, OL14 | £850/mo | 2 | 0.64 miles | OpenRent |
| 4 Bed Semi-Detached House, Bacup Road, OL14 | £950/mo | 4 | 0.65 miles | OpenRent |
| 3 Bed End Terrace, Bacup Road, OL14 | £1,000/mo | 3 | 0.66 miles | OpenRent |
| 1 Bed Flat, Longfield Road, OL14 | £895/mo | 1 | 0.86 miles | OpenRent |
| 2 Bed Terraced House, Industrial Street, OL14 | £750/mo | 2 | 1.22 miles | OpenRent |

**Average rent: £916/mo (6 listings)**

## 1% Rule

- **Rent ratio:** 0.26% (weak for cashflow)
- **Max investor price (0.8%):** £115,375
- **Target investor price (1%):** £92,300

*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 £923/mo).*

- **Gross yield:** 3.2%
- **Cost-to-rent:** 31.6×
- **Monthly cashflow:** £-573/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -6.8%

*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).*

## Price per Square Metre

- **£/m²:** £3,889/m²

## Capital growth trend

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

- **10y growth:** 216.6%

## House Price Index (HM Land Registry)

*Official index for Calderdale; All dwelling types series; as of March 2026.*

- **1y growth (index):** 2.8%
- **5y growth (index):** 28.8%
- **10y growth (index):** 59.9%

## 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)

Canal View Front External Entrance Access Photo 6 Rear external https://media.rightm External First floor First floor Front Front external

/ 13

Property details

Tenure

FREEHOLD

Floor area

90 m²

EPC rating

Year built

England and Wales: before 1900

Price per m²

£3,889/m²

Local average

£377,800 (-7.4%)

Deprivation

Decile 6 (17,848 of 33,755)

Street crime

25 incidents within 1 mile (Apr 2026)

Key features

Proposal: Demolition/redevelopment of the former warehouse to create 11 two-bedroom dwellings with associated on-site parking
Attractive stone-built 1860s cotton mill setting
Site Area: Approx. 1,582 m² (0.16 ha)
Planning Reference: 08/00289/FUL (renewed under 11/01011/REN)
Frontage to Hollins Road with direct vehicular access
Potential to reuse natural stone from the existing structure to maintain local character
Good road links via A6033 Rochdale Road and M62 access via Littleborough
Competitively priced with a strong ROI potential

Additional details

Parking: Yes
Garden: Yes

Description

Woodbottom Mill, Hollins Road, Walsden, Todmorden OL14 6PG

For Sale - Offers Over £399,950

Freehold | Canalside Development Opportunity | Approx. 1,582 m²

Overview

An exceptional opportunity to acquire the former Woodbottom Mill, a historic 19th-century cotton mill occupying a prime canalside position in the sought-after village of Walsden, just 1.25 miles from Todmorden town centre and moments from Walsden railway station.

Set against the dramatic backdrop of the Calder Valley, the site offers significant redevelopment potential - blending rich industrial heritage with modern residential possibilities.

Planning Summary
* Planning Reference: 08/00289/FUL (renewed under 11/01011/REN)
* Council: Calderdale MBC
* Proposal: Demolition/redevelopment of the former warehouse to create 11 two-bedroom dwellings with associated on-site parking
* Status: Consent lapsed (but establishes clear residential use and density precedent)
* Site Area: Approx. 1,582 m² (0.16 ha)

Supporting documents from the original consent include design & access statement, ecological, drainage, and land-stability reports - all of which can inform a new full planning submission.

Site Features & Location
* Attractive stone-built 1860s cotton mill setting
* Frontage to Hollins Road with direct vehicular access
* Rochdale Canal boundary with potential for landscaped amenity space or private gardens
* Within walking distance of Walsden Station (Manchester - Leeds line) and Todmorden amenities
* Good road links via A6033 Rochdale Road and M62 access via Littleborough

Development Potential
* Ideal for boutique housing development or mixed-use live/work scheme
* Potential to reuse natural stone from the existing structure to maintain local character
* Opportunity to deliver 11 stylish two-bed homes sympathetic to the valley's industrial heritage
* Precedent supports residential use, parking provision, and design continuity

Enquiries | For full planning pack (including officer report, layout plans and historic consents) please visit Calderdale Council website quoting 08/00289/FUL (renewed under 11/01011/REN). To make a viewing or for more information, contact:

Calder Valley Homes
? Todmorden
?
?

Listed by

Todmorden

CALDER VALLEY HOMES LIMITED

Reference: 168621842

EPC Rating & Upgrade Cost

This certificate expired on 20/09/2022. A new EPC may be required before the property can be marketed or let.

Current rating: E

Potential rating: C

Inspection date: 21/09/2012

Expiry date: 20/09/2022 (expired)

Current heating cost: £881/year

Potential heating cost: £686/year

Est. upgrade cost to C: £30,830

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

Recommendations

50 mm internal or external wall insulation (£4,000 - £14,000)
Low energy lighting for all fixed outlets (£30)
Upgrade heating controls (£350 - £450)
Solar water heating (£4,000 - £6,000)
Replace single glazed windows with low-E double glazing (£3,300 - £6,500)
Solar photovoltaic panels, 2.5 kWp (£9,000 - £14,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Price history

431% since 1995

Event	Date	Price	% change
Listed for sale	—	£350,000	+105.9%
Sold	19/10/2007 (18 years ago)	£170,000	+431.3%
Sold	31/01/1995 (31 years ago)	£32,000	—

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
Same street 15 HOLLINS ROAD, TODMORDEN, CALDERDALE, WEST YORKSHIRE, OL14 6PG	£225,000	16/03/2026	Detached
11 GRANVILLE STREET, TODMORDEN, CALDERDALE, WEST YORKSHIRE, OL14 6RW	£390,000	18/12/2025	Other
Same street 35 HOLLINS ROAD, TODMORDEN, CALDERDALE, WEST YORKSHIRE, OL14 6PG	£300,000	05/05/2023	Semi-detached
145 HOLLINS ROAD, TODMORDEN, CALDERDALE, WEST YORKSHIRE, OL14 6QF	£445,000	24/06/2022	Other
Same street 39 HOLLINS ROAD, TODMORDEN, CALDERDALE, WEST YORKSHIRE, OL14 6PG	£210,000	14/04/2022	Semi-detached

Street average: £245,000 (3 sales)

Area average: £417,500 (2 sales)

Capital growth trend

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

10y growth 216.6%

House Price Index (HM Land Registry — official index, not sold-price averages): Calderdale. Series: All dwelling types. As of March 2026.

1y (index) 2.8%

5y (index) 28.8%

10y (index) 59.9%

Rental Range

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

Low £671/mo

Realistic £746/mo

Optimistic £821/mo

Based on Local Authority from postcode lookup → Calderdale.

LHA (30th percentile) floor for Bradford & South Dales: Apr 2025 – Mar 2026

Location

Map view View on Google Maps View on OpenStreetMap Street View OL14 6PG

Address

23 Hollins Road

Nearby

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

Type	Name	Distance
Bus stop	Hollins Road Henshaw Wood	0.0 miles
Bus stop	Hollins Road	0.1 miles
Train station	Walsden	0.2 miles
Shop	Navigation Supply Co Ltd	0.4 miles
Shop	New Barn Garage	0.6 miles
Train station	Todmorden	1.0 miles
Hospital	Birch Hill Hospital	4.0 miles
University	UCLan Burnley Campus	8.6 miles
University	UClan burnley temp	8.6 miles
Hospital	SpaMedica Oldham	10.1 miles

Street-level crime

Category	Count
Violence and sexual offences	10
Anti-social behaviour	3
Vehicle crime	3
Criminal damage and arson	2
Other theft	2
Shoplifting	2
Burglary	1
Drugs	1
Public order	1
Total incidents	25

Within 1 mile during Apr 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
Walsden St Peter's CE (VC) Primary School	Primary	0.1 miles	Good — 13 Jun 2018
Shade Primary School	Primary	0.4 miles	Good — 28 Jun 2023
Todmorden CofE J, I & N School	Primary	1.2 miles	Good — 5 Oct 2011
St Joseph's Roman Catholic Voluntary Academy	Primary	1.2 miles	Good — 16 Jun 2024
Todmorden High School	Secondary	1.5 miles	Good — 18 Feb 2020

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 Terraced House, Shade Street, OL14	£1,050/mo	2	0.47 miles	OpenRent
2 Bed Terraced House, Fir Street, OL14	£850/mo	2	0.64 miles	OpenRent
4 Bed Semi-Detached House, Bacup Road, OL14	£950/mo	4	0.65 miles	OpenRent
3 Bed End Terrace, Bacup Road, OL14	£1,000/mo	3	0.66 miles	OpenRent
1 Bed Flat, Longfield Road, OL14	£895/mo	1	0.86 miles	OpenRent
2 Bed Terraced House, Industrial Street, OL14	£750/mo	2	1.22 miles	OpenRent

Average rent: £916/mo (6 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.26%

Max investor price (0.8%) £115,375

Target investor price (1%) £92,300

Gross yield 3.2%

Cost-to-rent ratio 31.6×

Monthly cashflow £-573/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -6.8%

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).