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Greater Manchester · Q2 2026

Stockport: mid-ticket schemes, Stockroom regen and a Hazel Grove pipeline test

A £300,000 median, 3,385 transactions in twelve months and a single 174-dwelling EIA screening at Hazel Grove define what brokers are underwriting in Q2.

Median sale price: £305,000
Median price trend: £305k
Pending dev applications: 155
Pipeline value (GDV): £776.1m

Stockport sits in an unusually useful place on the Greater Manchester map. It is more expensive than Bolton, more affordable than Altrincham, and the only south Manchester borough where Stockroom and Town Centre West regen is now translating into measurable mid-ticket activity. The Q2 numbers reward developers who can deliver finished units between £250,000 and £450,000.

What's driving the Stockport market

Stockport closes the trailing twelve months on a £300,000 median across 3,385 transactions, with prices up 3.4% year on year. That sits cleanly between Altrincham at £362,500 and Bolton at £189,000, and the type split shows why. Detached stock medians at £510,000, semis at £325,000, terraces at £235,000 and flats at £165,000, so the borough trades across four genuinely different sub-markets in a single planning authority. The SK4, SK7 and SK8 postcodes carry the affluent commuter premium, with Heaton Moor, Bramhall, Cheadle Hulme and Hazel Grove pulling family-house values into the £400,000 to £900,000 band. SK1, SK2 and SK3 around the town centre and Edgeley still deliver entry-level terraces and flats below £200,000. The Stockroom development at the Merseyway centre and the broader Town Centre West regen programme are the most visible drivers of inward investment, with Mayoral Development Corporation status pulling residential and mixed-use schemes into the M60 corridor that would not have stacked five years ago.

Market data at a glance

The Stockport numbers, visualised

Median sale price by property type

4,858 sales clearing across the type-mix

£165k

£165,000

£235k

£235,000

£325k

£325,000

£513k

£512,500

Source: HM Land Registry Price Paid, rolling 12 months.

New build mix

+60% premium

4,821

New build · 0.8%Existing stock

Planning approval rate

85%approved

of 34 decided applications

Stockport quarterly median price & volume

Median sale priceTransactions

Source: HM Land Registry Price Paid Data. Median computed across all registered transactions per period.

How Stockport compares

Market

Median

YoY

12m txns

Stockport

£305,000

+5.2%

4,858

North West average

£215,000

+2.4%

—

UK average

£285,000

+1.4%

—

Development pipeline

Live planning activity in Stockport

The Q2 pipeline reads as one large screening application and a long tail of small stuff. Idox lists 152 applications across the borough but only one relevant residential scheme of scale: DC/098879 at Land Off Mill Street, Hazel Grove SK7 4AW, an Environmental Impact Assessment screening opinion for up to 174 dwellings registered on 21 April 2026. At our standard underwriting GDV that is roughly £52.2m of potential exit value, and it is the single largest piece of residential pipeline in the borough this quarter. EIA screening is a pre-application stage rather than a decision, so the live question for brokers is timing and tenure mix rather than viability. No applications have been approved in the period covered by this run, which is a function of decision lag rather than refusal: approval rates across Greater Manchester planning authorities have been running slower through 2025 and into 2026, and Stockport is no exception. For developers tracking the borough, the Hazel Grove screening is the file to watch, and it sets the precedent for how the council handles 150-plus unit schemes on the southern edge before the next wave of Town Centre West allocations comes forward.

Top schemes by GDV in the pipeline

Notable pending applications

PendingDC/098428

440

units

Amended Information - Hybrid planning application comprising: 1. Outline planning application with all matters reserved except for access for a residential development comprising up to 440 dwellings, public open space, landscaping and associated access and infrastructure works. 2. Full planning application for: (a) the restoration and conversion of the Apethorn Farmhouse building complex to 4 residential dwellings with associated ancillary structures,infrastructure and landscaping; and (b) the demolition of the Pear Tree Farm building complex and other specified onsite structures.

PendingDC/098702

244

units

Reserved matters application proposing details of (1) layout (2) scale (3) appearance, and (4) landscaping in relation to the residential and open space components of the outline planning permission ref. DC/081468 granted 07/01/2025. The proposal will deliver 244 homes, 50% of which will be provided as affordable housing and Public Open Space and provides details required by conditions including Crime Impact Statement (condition 3), Energy Statement (condition 9), and Acoustic Report (Condition 10) of the outline planning permission ref. DC/081468.

PendingDC/097827

200

units

Outline planning application for the demolition of existing buildings and structures and the erection of up to 200 dwellings with public open space, landscaping, sustainable urban drainage system (SuDs) and the principal means of vehicular access from Lytham Drive. All matters reserved.

PendingDC/098199

200

units

Full planning permission for a residential development of up to 200 dwellings (Use Class C3), including landscaping, open space, engineering works (including the infilling of an existing water body), car and cycle parking, access improvements from Station Road and Nelstrop Road North (emergency / pedestrian / cycle), and associated infrastructure (Adjoining Authority Consultation).

PendingDC/098628

200

units

Outline planning application (with all matters reserved) for residential development of up to 200 dwellings with two site accesses from Windlehurst Road, open space, landscaping, drainage, ecological enhancements and other associated works.

PendingDC/097803

181

units

The erection of 181 dwellings, vehicular access and internal access roads, provision of public open space including play facilities, landscaping, surface water attenuation together with other associated infrastructure and ancillary works.

Source: Stockport Metropolitan Borough Council portal. GDV estimates use local sales medians by property type.

Sales activity

Recent Stockport sold prices

Sold-price evidence confirms the dual-market shape. At the top end, 13 Peel Moat Road, SK4 traded at £1,105,000 on 20 March 2026, with 84 Acre Lane, SK8 at £920,000 and 3 Queensgate, SK7 at £795,000 on the same day, marking where Heaton Moor and Bramhall family-house demand actually clears. The mid-market is where most schemes will exit: 8 Narrowboat Close, SK6 at £399,950, 5 Linda Drive, SK7 at £373,000, 78 Macclesfield Road, SK7 at £365,000 and 5 Peel Moat Road, SK4 at £400,000 sit in the £350,000 to £400,000 band that absorbs finished three and four-bed product quickly. At the lower end, 53 Shakespeare Drive, SK8 at £85,000 and Flat 5 Edmonton Court, SK2 at £183,500 mark the entry points that keep buy-to-let and refurbishment money active. New-build sales carry a 76.7% premium to existing stock, but with only 25 new-build transactions in twelve months that figure is being captured by a small number of schemes rather than the whole market.

Latest registered sales

Land Registry · 28 September 2026

Date	Address	Type	Tenure	Price
27 July 2026	9, FIRS ROAD	D	F	£755,500
27 July 2026	18, WOODSTOCK AVENUE	T	L	£380,000
27 July 2026	38, PEEL MOAT ROAD	D	F	£850,000
24 July 2026	8, LONGNOR ROAD	D	L	£475,000
24 July 2026	7, HIGHCROFT ROAD	D	L	£300,000
24 July 2026	FLAT 18, WHITEGATES, WILMSLOW ROAD	F	L	£193,000
24 July 2026	89, VIENNA ROAD	T	F	£217,000
24 July 2026	89, INGLETON ROAD	S	F	£258,500

Stockport is the south Manchester borough where mid-ticket schemes still stack on suburban land, and Hazel Grove is the test case.

For developers

What this means for Stockport schemes

Stockport rewards mid-ticket operators. The dominant trade is twenty to sixty-unit schemes in SK7 and SK8 hitting £350,000 to £500,000 per unit, or smaller infill and conversion plays in SK1 to SK3 exiting between £200,000 and £300,000. Senior development finance at 9% to 12% and typical 65% to 70% LTGDV gearing stacks comfortably on suburban schemes where land has been bought against a defensible per-acre comparable, and bridging from 0.65% per month covers site assembly and pre-planning carry on the M60-corridor regen plots. The Town Centre West programme is starting to support apartment values in SK1 that did not exist eighteen months ago, but build cost discipline still matters: at a £165,000 flat median, viability tightens fast on anything above three storeys without a clear PRS or affordable component. The Hazel Grove screening, if it converts to a full application, will be the first real test of how the borough underwrites 150-plus unit schemes against current sales velocity.

Stockport development finance

Term sheets for ground-up schemes — 65-70% LTGDV typical for Stockport.

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Stockport bridging finance

Auction, refurb and pre-planning bridge for Stockport sites.

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Stockport market hub

Full Stockport location profile — services, sold data, and contacts.

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Where we fund in Stockport

Outlook

The next 12 months in Stockport

We expect Q3 and Q4 2026 to stay defined by a small number of larger sites in the southern wards and a steady flow of small conversion and infill applications in the town centre. The Hazel Grove EIA screening is the file to follow, and Town Centre West allocations should bring further mid-rise resi pipeline forward through the second half of the year. The borough is unlikely to deliver headline price growth above the current 3.4%, but transaction depth at 3,385 sales in twelve months means finished units in the £250,000 to £450,000 band will continue to clear quickly.

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Sources: HM Land Registry Price Paid Data (sold prices); Stockport Metropolitan Borough Council planning portal (planning applications); ONS House Price Index (regional benchmarks). Report generated 20 May 2026 by Construction Capital's market intelligence team.

Methodology: Pending GDV is estimated by multiplying declared unit counts by local sales medians for the corresponding property type. Approval rate is the share of decided applications (last 12 months) granted permission. Sold-price changes are year-on-year comparisons of the median sale price. Pipeline activity refers to residential development applications only — household extensions, conditions variations, and other non-development applications are excluded. Construction Capital is a trading name of Lenzie Consulting Ltd. (08174104).