Hawkshaw Lane, Hawkshaw, Bury
North West
£400,000
Listed on 15/10/2026
Listed on 15/10/2026
The listing
Property details
Bedrooms
3Type
DetachedFeatures
- Garden
Description
This three-bedroom detached stone farmhouse at Hawkshaw Lane is offered with no onward chain and requires complete restoration. The accommodation includes a living room, dining room, kitchen, utility room, pantry, store and vaulted cellar, with three bedrooms and a bathroom on the first floor. The listing states that the house is not habitable and that mains electricity is the only service currently connected, so substantial work and investigation of services will be needed before occupation.
The property sits in large gardens with outbuildings described as being in disrepair. A right of way runs along the side, and the approximate site layout is shown on the boundary plan. The rural setting is near Holcombe Moor, with southerly countryside views noted in the listing. The property is freehold, is not listed, and is in Council Tax Band C. Local amenities named include a primary school, tennis club and two pubs.
WHOTS analysis
Our WHOTS verdict
An internal assessment of the opportunity to acquire, improve and create value.
44out of 100
Grade ELow opportunity
Confidence: LOW
This is a substantial, stone-built period farmhouse with large grounds, countryside views and a vaulted cellar — an unusually characterful canvas for someone looking to shape a property from the ground up. The photographed interiors are severely deteriorated, the house is stated to be uninhabitable, and the kitchen and bathroom need wholesale attention; the £120,000–£220,000 works range reflects a full restoration rather than a cosmetic refresh. The outbuildings and grounds also offer scope to improve, subject to inspection and verification of the outbuildings’ condition.
The score is 44/100 (E), with the main constraint being the scale of the work. At £400,000, the asking price cannot yet be judged against local £/sqf because the floor area is missing; the purchase-plus-renovation midpoint is £570,000, but there is no floor-area or stated GDV basis to assess residual value.
Key opportunities
- Restore the substantial stone farmhouse and make its period character the centrepiece of a tailored home.
- Rework the large kitchen, pantry, store and vaulted cellar as part of a considered layout for the house.
- Improve the generous grounds and assess whether the dilapidated outbuildings are worth repairing or better removed.
Key risks
- The house is stated to be uninhabitable, with severe deterioration across several photographed rooms; the £120,000–£220,000 works range makes this a full-restoration budget and programme, not a cosmetic refresh.
- The main roof and hidden structure are not established by the photographs, and the outbuildings’ visible disrepair needs inspection.
- Without a usable floor area, value against local £/sqf and the project’s residual value cannot yet be judged.
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Current average 2-year fixed rate is 4.45%
Current average variable rate is 6.60%
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£1,511
Based on a loan of £300,000 over 30 years at 4.45% interest
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