For sale Flat

Dale House

London Road, Hazel Grove, Stockport, SK7, SK7 4DF

Listed 24 Apr 2024 (-782d)

£3,000,000

Guide Price

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# Studio apartment for sale (SK7 4DF)

## Property Details

| Key | Value |
|-----|-------|
| Address | Dale House, London Road, Hazel Grove, Stockport, SK7, SK7 4DF |
| Price | £3,000,000 |
| Council tax | D |

## Description

Ian Tonge Property Services are delighted to offer for sale this superb development known as Dale House. The development consists of 23 apartments over four storeys, 9 two bedroomed apartments and 14 one bedroomed apartments. The one bedroom units range from 380 sq ft to 569 sq ft and the two bedroom apartments from 569 sq ft to the largest unit of 677 sq ft. There is also one ground floor commercial unit which is approximately 3057 sq ft and used as a restaurant with A3/A4/A5 usage. Car parking facilities are to the rear for the flats and the commercial premises. Access to the building is via a coded access from the front and rear entrance, with the lift facility to the rear of the building. The residential apartments are all managed on assured shorthold tenancies and Topkapi restaurant is under a commercial lease. For further information relating to the rent schedule and lease, please contact the agent.

## Property Photos

- ![Photograph 1](/listings/photos/147238262/51061) - Photograph 1
- ![Photograph 2](/listings/photos/147238262/51062) - Photograph 2
- ![Photograph 3](/listings/photos/147238262/51063) - Photograph 3
- ![Photograph 4](/listings/photos/147238262/51064) - Photograph 4
- ![Photograph 5](/listings/photos/147238262/51066) - Photograph 5
- ![Photograph 6](/listings/photos/147238262/51068) - Photograph 6
- ![Photograph 7](/listings/photos/147238262/51069) - Photograph 7
- ![Photograph 7](/listings/photos/147238262/51070) - Photograph 7

## Floorplans

- ![Floorplan 1](/listings/photos/147238262/51072) - Floorplan 1

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 8 GROVE COURT, HAZEL GROVE, STOCKPORT, GREATER MANCHESTER, SK7 4HT | £75,000 | 31/10/2023 | Flat |
| 23 GROVE COURT, HAZEL GROVE, STOCKPORT, GREATER MANCHESTER, SK7 4HT | £88,000 | 14/04/2023 | Flat |
| 9 GROVE COURT, HAZEL GROVE, STOCKPORT, GREATER MANCHESTER, SK7 4HT | £85,000 | 02/12/2022 | Flat |
| 20 GROVE COURT, HAZEL GROVE, STOCKPORT, GREATER MANCHESTER, SK7 4HT | £70,500 | 29/04/2022 | Flat |
| 24 GROVE COURT, HAZEL GROVE, STOCKPORT, GREATER MANCHESTER, SK7 4HT | £85,000 | 18/03/2022 | Flat |
| 8 GROVE COURT, HAZEL GROVE, STOCKPORT, GREATER MANCHESTER, SK7 4HT | £63,000 | 28/01/2022 | Flat |
| 14 GROVE COURT, HAZEL GROVE, STOCKPORT, GREATER MANCHESTER, SK7 4HT | £103,000 | 20/01/2022 | Flat |
| 4 GROVE COURT, HAZEL GROVE, STOCKPORT, GREATER MANCHESTER, SK7 4HT | £77,500 | 14/01/2022 | Flat |
| 16 GROVE COURT, HAZEL GROVE, STOCKPORT, GREATER MANCHESTER, SK7 4HT | £60,000 | 01/11/2021 | Flat |
| 1 GROVE COURT, HAZEL GROVE, STOCKPORT, GREATER MANCHESTER, SK7 4HT | £89,950 | 20/10/2021 | Flat |

**Area average:** £79,695 (10 sales)

## Price vs local average

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

- **Local average:** £249,056 (9 Flat, SK7, 2024–2026)
- **Deviation:** +1104.5%

## Rental Range

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

- **Low:** £986/mo
- **Realistic:** £1,095/mo
- **Optimistic:** £1,205/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Richmond & Hambleton (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, Yeoman Close, SK7 | £1,100/mo | 2 | 0.33 miles | OpenRent |

**Average rent: £1,100/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.04% (weak for cashflow)
- **Max investor price (0.8%):** £137,500
- **Target investor price (1%):** £110,000

*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 £1,100/mo).*

- **Gross yield:** 0.4%
- **Cost-to-rent:** 227.3×
- **Monthly cashflow:** £-10,849/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -15%

*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:** 36.1%
- **10y growth:** 133.6%

## House Price Index (HM Land Registry)

*Official index for Stockport; Flats and maisonettes series; as of March 2026.*

- **1y growth (index):** 0.7%
- **5y growth (index):** 11.4%
- **10y growth (index):** 46.6%

## 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)

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Property details

Council tax band

Local average

£249,056 (+1104.5%)

Deprivation

Decile 4 (12,733 of 33,755)

Street crime

2 incidents within 1 mile (Apr 2026)

Key features

Development Block For Sale
23 Apartments Plus Commercial Unit
Car Parking Facilities To The Rear
Producing Strong Yields
Lift Facilities To The Apartments
Commercial Unit EPC Rating D
Apartments EPC Ratings Ranging From C To E

Additional details

Parking: Yes

Description

Listed by

Hazel Grove

Ian Tonge Property Services Limited

Reference: 147238262

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

Price history

Event	Date	Price	% change
Listed for sale	—	£3,000,000	—

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
8 GROVE COURT, HAZEL GROVE, STOCKPORT, GREATER MANCHESTER, SK7 4HT	£75,000	31/10/2023	Flat
23 GROVE COURT, HAZEL GROVE, STOCKPORT, GREATER MANCHESTER, SK7 4HT	£88,000	14/04/2023	Flat
9 GROVE COURT, HAZEL GROVE, STOCKPORT, GREATER MANCHESTER, SK7 4HT	£85,000	02/12/2022	Flat
20 GROVE COURT, HAZEL GROVE, STOCKPORT, GREATER MANCHESTER, SK7 4HT	£70,500	29/04/2022	Flat
24 GROVE COURT, HAZEL GROVE, STOCKPORT, GREATER MANCHESTER, SK7 4HT	£85,000	18/03/2022	Flat
8 GROVE COURT, HAZEL GROVE, STOCKPORT, GREATER MANCHESTER, SK7 4HT	£63,000	28/01/2022	Flat
14 GROVE COURT, HAZEL GROVE, STOCKPORT, GREATER MANCHESTER, SK7 4HT	£103,000	20/01/2022	Flat
4 GROVE COURT, HAZEL GROVE, STOCKPORT, GREATER MANCHESTER, SK7 4HT	£77,500	14/01/2022	Flat
16 GROVE COURT, HAZEL GROVE, STOCKPORT, GREATER MANCHESTER, SK7 4HT	£60,000	01/11/2021	Flat
1 GROVE COURT, HAZEL GROVE, STOCKPORT, GREATER MANCHESTER, SK7 4HT	£89,950	20/10/2021	Flat

Area average: £79,695 (10 sales)

Capital growth trend

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

5y growth 36.1%

10y growth 133.6%

House Price Index (HM Land Registry — official index, not sold-price averages): Stockport. Series: Flats and maisonettes. As of March 2026.

1y (index) 0.7%

5y (index) 11.4%

10y (index) 46.6%

Rental Range

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

Low £986/mo

Realistic £1,095/mo

Optimistic £1,205/mo

Based on Local Authority from postcode lookup → Stockport.

LHA (30th percentile) floor for Richmond & Hambleton: Apr 2025 – Mar 2026

Location

Map view View on Google Maps View on OpenStreetMap Street View SK7 4DF

Address

204 London Road

Nearby

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

Type	Name	Distance
Shop	Fine Homes	0.0 miles
Bus stop	Hazel Grove, Hatherlow Lane / adjacent Argyle Street	0.0 miles
Bus stop	Hazel Grove, London Road / opposite Queens Road	0.0 miles
Shop	Grove Off Licence	0.0 miles
Train station	Hazel Grove	0.1 miles
Hospital	Stepping Hill Hospital	0.6 miles
Train station	Woodsmoor	1.0 miles
Hospital	Devonshire Neurorehabilitation Centre	1.0 miles
University	University of Manchester Fallowfield Campus	5.9 miles
University	Fallowfield Reception and Richmond Amenities Building	5.9 miles

Street-level crime

Category	Count
Violence and sexual offences	2
Total incidents	2

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
Hazel Grove Primary School	Primary	0.2 miles	Good — 12 Nov 2012
St Simon's Catholic Primary School	Primary	0.4 miles	Good — 1 Aug 2023
Norbury Hall Primary School	Primary	0.5 miles	Good — 2 May 2013
St Peter's Catholic Primary School	Primary	0.5 miles	Outstanding — 2 Oct 2013
Moorfield Primary School	Primary	0.7 miles	Requires improvement — 12 Dec 2023

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, Yeoman Close, SK7	£1,100/mo	2	0.33 miles	OpenRent

Average rent: £1,100/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.04%

Max investor price (0.8%) £137,500

Target investor price (1%) £110,000

Gross yield 0.4%

Cost-to-rent ratio 227.3×

Monthly cashflow £-10,849/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -15%

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).