# 2 bedroom terraced house for sale (SK14 8NW) ## Property Details | Key | Value | |-----|-------| | Address | 23 WOOLLEY LANE, HYDE, HOLLINGWORTH, GREATER MANCHESTER SK14 8NW | | Price | £155,000 | | Bedrooms | 2 | | Bathrooms | 1 | | Council tax | A | | Construction age | England and Wales: 1900-1929 | | Floor area | 87 m² | | Last sold | £95,000 Dec 2017 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** C - **Expiry date:** 01/12/2035 - **Current heating cost:** £1,197/year - **Est. upgrade cost to C:** £22,385 ### Recommendations - A (£900 - £1,200) - Q (£7,500 - £11,000) - G (£220 - £250) - I (£2,200 - £3,500) - U (£8,000 - £10,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/6435-5122-1509-0262-7206) ## Description ***NO VENDOR CHAIN*** A delightful two-bedroom, garden-fronted stone cottage boasting character, space and superb open views to the front. Ideally positioned for excellent access to the M60 motorway network, this property makes an ideal first home or buy-to-let investment. Inside, the cottage features a welcoming lounge, a spacious kitchen/diner, two well-proportioned bedrooms and a modern shower room. A standout feature is the impressive loft room, complete with its own loft bathroom featuring a luxurious roll-top bath, offering a perfect retreat or flexible storage space To the rear is a private yard, ideal for relaxing or outdoor dining and use of a well maintained communal garden space. With its attractive stone frontage, practical layout and excellent transport links, this charming cottage offers comfort, convenience and great potential. ## Property Photos - ![Photo](/listings/photos/173112164/1026772) - ![Photo](/listings/photos/173112164/1026773) - ![Photo](/listings/photos/173112164/1026774) - ![Photo](/listings/photos/173112164/1026775) - ![Photo](/listings/photos/173112164/1026776) - ![Photo](/listings/photos/173112164/1026777) - ![Photo](/listings/photos/173112164/1026778) - ![Photo](/listings/photos/173112164/1026779) - ![Photo](/listings/photos/173112164/1026780) - ![Photo](/listings/photos/173112164/1026781) - ![Photo](/listings/photos/173112164/1026782) - ![Photo](/listings/photos/173112164/1026783) - ![Photo](/listings/photos/173112164/1026784) - ![Photo](/listings/photos/173112164/1026785) - ![Photo](/listings/photos/173112164/1026786) - ![Photo](/listings/photos/173112164/1026787) - ![Photo](/listings/photos/173112164/1026788) - ![Photo](/listings/photos/173112164/1026789) ## Floorplans - ![All](/listings/photos/173112164/1026790) - All ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 23 WOOLLEY LANE, HOLLINGWORTH, HYDE, TAMESIDE, GREATER MANCHESTER, SK14 8NW | £95,000 | 20/12/2017 | Terraced | | 23 WOOLLEY LANE, HOLLINGWORTH, HYDE, TAMESIDE, GREATER MANCHESTER, SK14 8NW | £92,000 | 16/01/2004 | Terraced | | 23 WOOLLEY LANE, HOLLINGWORTH, HYDE, TAMESIDE, GREATER MANCHESTER, SK14 8NW | £35,000 | 17/04/2003 | Terraced | ## 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] 61 WOOLLEY LANE, HOLLINGWORTH, HYDE, TAMESIDE, GREATER MANCHESTER, SK14 8NW | £171,000 | 08/12/2025 | Terraced | | 143 WOOLLEY LANE, HOLLINGWORTH, HYDE, TAMESIDE, GREATER MANCHESTER, SK14 8NN | £165,000 | 02/09/2025 | Terraced | | 85 WOOLLEY LANE, HOLLINGWORTH, HYDE, TAMESIDE, GREATER MANCHESTER, SK14 8NN | £170,000 | 27/06/2025 | Terraced | | 91 WOOLLEY LANE, HOLLINGWORTH, HYDE, TAMESIDE, GREATER MANCHESTER, SK14 8NN | £245,000 | 19/07/2024 | Terraced | | 17 ARROWSCROFT WAY, HOLLINGWORTH, HYDE, TAMESIDE, GREATER MANCHESTER, SK14 8PW | £210,000 | 30/11/2023 | Terraced | | 76 WOOLLEY BRIDGE, HADFIELD, GLOSSOP, HIGH PEAK, DERBYSHIRE, SK13 2NX | £110,000 | 16/11/2023 | Terraced | | 32 HIGHFIELD GARDENS, HOLLINGWORTH, HYDE, TAMESIDE, GREATER MANCHESTER, SK14 8NF | £245,000 | 11/08/2023 | Terraced | | 147 WOOLLEY LANE, HOLLINGWORTH, HYDE, TAMESIDE, GREATER MANCHESTER, SK14 8NN | £147,500 | 07/07/2023 | Terraced | | [Same street] 19 WOOLLEY LANE, HOLLINGWORTH, HYDE, TAMESIDE, GREATER MANCHESTER, SK14 8NW | £150,000 | 30/11/2022 | Terraced | | 8 LORD STREET, HOLLINGWORTH, HYDE, TAMESIDE, GREATER MANCHESTER, SK14 8PD | £168,000 | 17/10/2022 | Terraced | | 17 WATER LANE, HOLLINGWORTH, HYDE, TAMESIDE, GREATER MANCHESTER, SK14 8HT | £197,500 | 08/08/2022 | Terraced | | 7 WATER LANE, HOLLINGWORTH, HYDE, TAMESIDE, GREATER MANCHESTER, SK14 8HT | £195,000 | 05/08/2022 | Terraced | | 6 CHURCH ROAD, HOLLINGWORTH, HYDE, TAMESIDE, GREATER MANCHESTER, SK14 8PG | £154,000 | 01/08/2022 | Terraced | | 6 EARNSHAW STREET, HOLLINGWORTH, HYDE, TAMESIDE, GREATER MANCHESTER, SK14 8PE | £195,000 | 29/07/2022 | Terraced | | 1 EARNSHAW STREET, HOLLINGWORTH, HYDE, TAMESIDE, GREATER MANCHESTER, SK14 8PE | £139,000 | 16/06/2022 | Terraced | | 3 WOOLLEY CLOSE, HOLLINGWORTH, HYDE, TAMESIDE, GREATER MANCHESTER, SK14 8PJ | £200,000 | 31/05/2022 | Terraced | | [Same street] 11 WOOLLEY LANE, HOLLINGWORTH, HYDE, TAMESIDE, GREATER MANCHESTER, SK14 8NW | £158,000 | 27/05/2022 | Terraced | | 29 HIGHFIELD GARDENS, HOLLINGWORTH, HYDE, TAMESIDE, GREATER MANCHESTER, SK14 8NF | £175,000 | 25/04/2022 | Terraced | | 13 EARNSHAW STREET, HOLLINGWORTH, HYDE, TAMESIDE, GREATER MANCHESTER, SK14 8PE | £173,000 | 21/02/2022 | Terraced | | 19 WATER LANE, HOLLINGWORTH, HYDE, TAMESIDE, GREATER MANCHESTER, SK14 8HT | £182,000 | 04/02/2022 | Terraced | | 17 WATER LANE, HOLLINGWORTH, HYDE, TAMESIDE, GREATER MANCHESTER, SK14 8HT | £185,000 | 15/12/2021 | Terraced | | 8 LORD STREET, HOLLINGWORTH, HYDE, TAMESIDE, GREATER MANCHESTER, SK14 8PD | £153,000 | 22/11/2021 | Terraced | | 18 CHURCH ROAD, HOLLINGWORTH, HYDE, TAMESIDE, GREATER MANCHESTER, SK14 8PG | £155,000 | 29/09/2021 | Terraced | **Street average:** £159,667 (3 sales) **Area average:** £178,200 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £215,087 (86 Terraced, SK14, 2024–2026) - **Deviation:** -27.9% ## Rental Range *ONS Price Index of Private Rents (Tameside). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £828/mo - **Realistic:** £920/mo - **Optimistic:** £1,012/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Tameside & Glossop (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £598/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 | |------|------|------|------|------| | 2 Bed Terraced House, Woolley Lane, SK14 | £895/mo | 2 | 0.21 miles | OpenRent | | 2 Bed Flat, St. Marys Court, SK14 | £1,000/mo | 2 | 0.24 miles | OpenRent | | 2 Bed Terraced House, Market Street, SK14 | £895/mo | 2 | 0.27 miles | OpenRent | | 2 Bed Semi-Detached House, Albert St, SK13 | £950/mo | 2 | 0.91 miles | OpenRent | | 2 Bed Flat, Hadfield, SK13 | £800/mo | 2 | 0.91 miles | OpenRent | | 2 Bed Flat, Station Road, SK13 | £800/mo | 2 | 0.96 miles | OpenRent | | 2 Bed Terraced House, Atherton Court, SK14 | £970/mo | 2 | 0.98 miles | OpenRent | | 2 Bed Terraced House, Atherton Court, SK14 | £875/mo | 2 | 0.98 miles | OpenRent | | 2 Bed Detached House, Glossop Road, SK13 | £950/mo | 2 | 1.04 miles | OpenRent | **Average rent: £904/mo (9 listings)** ## 1% Rule - **Rent ratio:** 0.58% (weak for cashflow) - **Max investor price (0.8%):** £111,875 - **Target investor price (1%):** £89,500 *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 £895/mo).* - **Gross yield:** 6.9% - **Cost-to-rent:** 14.4× - **Monthly cashflow:** £170/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 4.5% *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:** £1,782/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 48.6% - **10y growth:** 116.4% ## House Price Index (HM Land Registry) *Official index for Tameside; Terraced series; as of April 2026.* - **1y growth (index):** 5.6% - **5y growth (index):** 31.2% - **10y growth (index):** 84.7% ## 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)