Rochdale Property Investment: Best Buy-to-Let Areas 2025
Rochdale property market combines the Victorian architecture of its industrial heritage with the green spaces of being on the foothills of the Pennines. A mix that attracts all types of homeowners and tenants for something more than just affordable housing, but a relaxed way of life that still has Manchester on the doorstep.
For property investors, Rochdale offers significant regeneration (including the £80 million Rochdale riverside development) with a housing market that suits all budgets, making a great starting place for building a rental portfolio with good yields.
Data updated: February 2025. Next update: April 2025
Rochdale Buy-to-Let Market Overview 2025
Average sold property prices in Rochdale (£205,903) are 29% below the UK average, with rental yields ranging from 4.40% to 5.60% across different postcodes. Premium areas like South Rochdale (OL11) command higher asking prices (£249,906), while areas like M24 (Middleton) offer stronger yields. Weekly rents span from £203 to £263, equivalent to monthly rents of £879 to £1,141.
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by Robert Jones, Founder of Property Investments UK
With nearly two decades in UK property, Rob has been investing in buy-to-let since 2005, and uses property data to develop tools for property market analysis.
Property Data Sources
Our location guide relies on diverse, authoritative datasets including:
- HM Land Registry UK House Price Index
- Ministry of Housing, Communities and Local Government
- Ordnance Survey Data Hub
- Propertydata.co.uk
We update our property data quarterly to ensure accuracy. Last update: February 2025. Next update: April 2025. All data is presented as provided by our sources without adjustments or amendments.
Best Areas for Buy-to-Let in Rochdale
Highlights
Average for sale house prices £
- Premium areas: M24 (Middleton) leads at £245,959, with OL11 (South Rochdale) at £249,906
- Mid-range areas: OL15 (Littleborough) at £246,717 and OL10 (Heywood) at £240,552
- Value opportunity: OL16 (Central Rochdale) offers the most accessible entry point at £230,070
Average asking rents and yields
- Highest weekly rent: M24 (Middleton) achieves £263 per week, delivering a strong 5.60% yield
- Top yielding areas: M24 stands out with the borough's best combination of rents and yields
Why Invest in Rochdale?
Rochdale is a metropolitan borough of Greater Manchester, historically part of Lancashire. Once a powerhouse of the textile industry, today Rochdale is undergoing a transformative period of regeneration and development that makes it particularly attractive to property investors looking for an area that still has potential to grow.
From the £80 million Rochdale Riverside development, to the £60 million Upperbanks scheme creating 242 new apartments and a Hampton by Hilton hotel, to the recently completed £20 million restoration of the Grade I-listed town hall, the borough is seeing unprecedented investment in its future.
The Atom Valley development, encompassing parts of Rochdale, Bury, and Oldham, is set to create 20,000 highly-skilled jobs across 17 million square feet of employment space. This major investment in technology and manufacturing will be a significant driver of future growth.
This combination of substantial regeneration, improving transport links, and affordable entry prices makes Rochdale particularly attractive for property investments.
Rochdale Buy-to-Let Market Analysis 2025
When Was the Last House Price Crash in Rochdale?
The last significant property price crash in Rochdale occurred during the global financial crisis of 2008-2010. Looking at the property data across all types:
- Pre-2008: Steady growth from 2000-2007
- 2008-2010: Notable house price crash, declining during the financial crisis
- 2010-2015: Period of relatively static prices
- 2015-2020: Steady growth resumed
- 2020-2023: Strong price increases, particularly in detached properties
- 2024-2025: Recent data shows a small cooling (not quite a crash) in detached house prices while terraced properties have maintained their value
Unlike nearby Manchester and Stockport, which have seen continued price growth, Rochdale experienced a slight house price correction between 2024-2025, with detached houses seeing the largest adjustments. However, terraced houses, which represent a significant portion of the local market, have shown resilience in maintaining their values.
This stability in the terraced house market likely reflects their continued appeal as affordable options for first-time buyers, families, and buy-to-let investors in the area.
Average Sold House Prices in Rochdale by Property Types
Rochdale's property market offers significant value opportunities compared to UK averages, particularly in the apartment sector where sold prices are 53% below national levels. This substantial difference in the flat and maisonette market could present attractive opportunities for buy-to-let investors focused on value.
The latest sold house price index by the land registry, Nov 2024 (it is always a couple of months behind reporting its datasets), shows the following average sold house prices across the Rochdale local authority area.
Rochdale Sold House Prices (local authority area)
Updated February 2025
| Property Type | Rochdale Average Price | UK Average | Difference |
|---|---|---|---|
| Detached houses | £339,786 | £436,949 | -22% |
| Semi-detached houses | £217,066 | £283,546 | -23% |
| Terraced houses | £162,855 | £242,598 | -33% |
| Flats and maisonettes | £110,250 | £233,230 | -53% |
| All property types | £205,903 | £289,707 | -29% |
Property Data Sources
Our location guide relies on diverse, authoritative datasets including:
- HM Land Registry UK House Price Index
- Ministry of Housing, Communities and Local Government
- Ordnance Survey Data Hub
- Propertydata.co.uk
We update our property data quarterly to ensure accuracy. Last update: February 2025. Next update: April 2025. All data is presented as provided by our sources without adjustments or amendments.
House Prices in Rochdale: For Sale Asking Prices (£)
Updated February 2025
The data represents the average asking prices of properties currently listed for sale in Rochdale.
| Rank | Area | Average House Price |
|---|---|---|
| 1 | OL11 (South Rochdale) | £249,906 |
| 2 | OL15 (Littleborough) | £246,717 |
| 3 | M24 (Middleton) | £245,959 |
| 4 | OL10 (Heywood) | £240,552 |
| 5 | OL12 (North Rochdale) | £237,989 |
| 6 | OL16 (Central Rochdale) | £230,070 |
Rochdale's asking prices show variation across different postal districts, with South Rochdale (OL11) commanding the highest average at £249,906 and Central Rochdale (OL16) offering more accessible entry points at £230,070. These figures represent a significant value opportunity compared to neighboring Greater Manchester areas, with prices typically 25-30% below regional averages. Note: These figures represent average asking prices across all property types, and actual achieved prices may vary.
Price Per Square Foot in Rochdale (£)
Updated February 2025
The data represents a blended average, combining the average asking price per square foot of properties currently for sale in Rochdale and the sold price per square foot of sold properties.
| Rank | Area | Price Per Square Foot |
|---|---|---|
| 1 | M24 (Middleton) | £231 |
| 2 | OL15 (Littleborough) | £229 |
| 3 | OL11 (South Rochdale) | £224 |
| 4 | OL10 (Heywood) | £221 |
| 5 | OL16 (Central Rochdale) | £218 |
| 6 | OL12 (North Rochdale) | £217 |
Rochdale's price per square foot values show variation across the borough, with Middleton (M24) commanding the highest at £231 and Littleborough (OL15) following at £229 per square foot. The more suburban areas generally show higher values, while areas closer to the town center show lower prices per square foot. These figures reflect the average across all property types and should be considered alongside factors such as building age, condition, and specific location within each postcode.
House Price Growth in Rochdale (%)
Updated February 2025
The data represents the average house price growth over the past five years, calculated using a blended rolling annual comparison of both sold prices and asking prices. These figures should be interpreted with caution, as they reflect average prices across all property types and include both properties currently for sale and those already sold.
| Rank | Area | 5 Year Growth |
|---|---|---|
| 1 | OL10 (Heywood) | 42.30% |
| 2 | OL11 (South Rochdale) | 39.00% |
| 3 | OL12 (North Rochdale) | 37.80% |
| 4 | OL16 (Central Rochdale) | 37.00% |
| 5 | M24 (Middleton) | 34.40% |
| 6 | OL15 (Littleborough) | 32.50% |
Rochdale's growth figures show notable variation across different areas, with Heywood (OL10) leading at 42.30%, followed closely by South Rochdale (OL11) at 39.00%. These figures should be viewed with some caution as they represent average prices across all property types and include properties 'for sale' and 'sold prices'. The data suggests particularly strong growth in traditionally more affordable areas, with several postcodes showing growth above 37%. Meanwhile, areas like Littleborough (OL15) show more modest but still positive growth rates above 32%.
Property Data Sources
Our location guide relies on diverse, authoritative datasets including:
- HM Land Registry UK House Price Index
- Ministry of Housing, Communities and Local Government
- Ordnance Survey Data Hub
- Propertydata.co.uk
We update our property data quarterly to ensure accuracy. Last update: February 2025. Next update: April 2025. All data is presented as provided by our sources without adjustments or amendments.
Rochdale Buy-to-Let Rental Market Analysis
For those buying their first rental property, and thinking how much can you charge for rent in Rochdale?
The rental data below gives an indication on the rental income per month and the rental yields landlords can aim to achieve for traditional assured shorthold tenants. This is helpful if you are preparing to become a landlord in the Rochdale area.
Rental Prices in Rochdale (£)
Updated February 2025
The data represents the average monthly rent for long-let AST properties in Rochdale. These figures reflect rents across all property types and do not account for differences in property size, number of bedrooms, or short-term lets.
| Rank | Area | Average Weekly Rent | Average Monthly Rent |
|---|---|---|---|
| 1 | M24 (Middleton) | £263 | £1,141 |
| 2 | OL11 (South Rochdale) | £226 | £979 |
| 3 | OL10 (Heywood) | £218 | £946 |
| 4 | OL16 (Central Rochdale) | £206 | £892 |
| 5 | OL12 (North Rochdale) | £203 | £879 |
| 6 | OL15 (Littleborough) | not enough data | not enough data |
Rochdale's rental market shows variation across different areas, with Middleton (M24) and South Rochdale (OL11) achieving the highest average weekly rents at £263 and £226 respectively. The suburban areas generally command higher rents, while the central areas show lower average rents. Remember these figures represent average rents across all property types, from studio apartments to larger houses, and actual achievable rents can vary significantly based on property size, condition, and specific location.
Gross Rental Yields in Rochdale (%)
Updated February 2025
The data represents the average gross rental yield in Rochdale, calculated using a snapshot of current properties for sale and properties for rent. These figures are based on asking prices.
| Rank | Area | Gross Rental Yield |
|---|---|---|
| 1 | M24 (Middleton) | 5.60% |
| 2 | OL10 (Heywood) | 4.70% |
| 3 | OL11 (South Rochdale) | 4.70% |
| 4 | OL16 (Central Rochdale) | 4.70% |
| 5 | OL12 (North Rochdale) | 4.40% |
| 6 | OL15 (Littleborough) | not enough data |
Rochdale's rental yields show notable variation across different postcodes, with Middleton (M24) offering the highest yield at 5.60%, while several areas including Heywood, South Rochdale, and Central Rochdale all achieve consistent yields of 4.70%. These figures represent gross rental yields calculated from average rents and prices, and investors should note that net yields will be lower after accounting for costs, void periods, and management expenses.
Access our selection of exclusive, high-yielding, off-market property deals and a personal consultant to guide you through your options.
Is Rochdale Rent High?
No, Rochdale's rental costs are generally in line with or below average affordability measures when compared to local earnings, making it more accessible than nearby Manchester and Stockport.
Based on ONS data showing North West median weekly household income at £696 (£36,192 annually) here's how Rochdale's rental costs compare to income:
High Rental Costs
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- Middleton (M24): 37.8% of income (£263 weekly/£1,141 monthly)
Average Rental Costs
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- South Rochdale (OL11): 32.5% of income (£226 weekly/£979 monthly)
- Heywood (OL10): 31.3% of income (£218 weekly/£946 monthly)
Low Rental Costs
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- Central Rochdale (OL16): 29.6% of income (£206 weekly/£892 monthly)
- North Rochdale (OL12): 29.1% of income (£203 weekly/£879 monthly)
This makes Rochdale one of the more affordable rental markets in Greater Manchester, with most areas requiring 29-33% of median gross household income for rent. Only Middleton, with its proximity to Manchester and higher proportion of larger properties, pushes into the higher affordability bracket.
Are Rochdale House Prices High?
No, Rochdale's property market presents significantly more accessible price points compared to the wider UK market, with HM Land Registry House Price Index data showing sold house prices consistently below national averages.
Rochdale's average property price of £205,903 sits 29% below the UK average of £289,707, representing significant value.
The asking prices for properties in Rochdale are actually quiet close across postcodes:
- Higher end: South Rochdale (OL11) at £249,906 and Littleborough (OL15) at £246,717
- Mid-range: Middleton (M24) at £245,959 and Heywood (OL10) at £240,552
- More affordable: Central Rochdale (OL16) at £230,070
With median annual earnings in the North West at £36,192 (£696 weekly), this creates a more manageable affordability picture:
- Lower affordability areas: South Rochdale at 6.9x annual salary
- Average affordability: Middleton and Littleborough around 6.8x salary
- Better affordability: Central Rochdale at 6.4x salary
This relative affordability has made Rochdale increasingly attractive to both first-time buyers and investors who find themselves priced out of central Manchester locations, while still maintaining good transport links to the city centre.
How Much Deposit to Buy a House in Rochdale?
Assuming a 30% deposit for the average buy-to-let investor, here's an overview of deposit requirements across different Rochdale regions:
North Rochdale
- OL12 (North Rochdale): A buy-to-let investor looking at an average property (£237,989) would need to put down a 30% deposit of £71,397.
- OL15 (Littleborough): In Littleborough and surrounding, an investor would need a 30% deposit of £74,015 for an average property (£246,717).
South Rochdale
- OL11 (South Rochdale): A buy-to-let investor would need a 30% deposit of £74,972 for an average property (£249,906).
- OL16 (Central Rochdale): In Central Rochdale, an investor would need a 30% deposit of £69,021 for an average property (£230,070).
Outer Areas
- M24 (Middleton): A buy-to-let investor would need a 30% deposit of £73,788 for an average property (£245,959).
- OL10 (Heywood): An investor would require a 30% deposit of £72,166 for an average property (£240,552).
For those considering how to start a property business, Middleton (M24) offers an excellent balance of moderate entry prices and the area's highest yields at 5.60%, while maintaining good transport links to Manchester. Central Rochdale (OL16) presents the lowest deposit requirements while still delivering solid 4.70% yields.
Rochdale Population Growth
The total population of Rochdale was 223,800 (as of the last UK government census in 2021).
Rochdale's population has grown by 5.7%, increasing from 211,700 in 2011.
This growth rate exceeded the overall population increase across the North West region (5.2%) and was slightly lower than England's overall growth (6.6%).
The average (median) age in Rochdale remained stable at 38 years between the two censuses. This indicates a relatively younger demographic profile compared to both the North West region and England overall, which both had median ages of 40 years.
Notable age-related changes in Rochdale's population between 2011 and 2021 include:
- The number of residents aged 65 to 74 years rose by around 4,500 (a 27.3% rise)
- The 35-49 age group decreased by around 2,400 (a 4.0% reduction)
- The proportion of residents aged 50-64 grew by 0.6 percentage points to 18.8%
Population density in Rochdale has also increased, with the area now home to approximately 15.1 people per football pitch-sized piece of land, up from 14.1 in 2011. This places Rochdale among the top 30% most densely populated English local authority areas.
Of particular interest to landlords, housing tenure has seen significant changes:
- Private renting has increased from 13.2% to 18.3%
- Social renting has decreased from 23.1% to 20.9%
- Home ownership has decreased from 61.8% to 60.3%
Below we look at the largest postcode districts by population across Rochdale and the population growth for each.
Population Growth in Rochdale by Postcode District
Population and growth rates by area (2021 Census data)
| Rank | Area | Population at 2021 Census | Population Growth 2011 to 2021 |
|---|---|---|---|
| 1 | M24 (Middleton) | 47,250 | 7% |
| 2 | OL12 (North Rochdale) | 45,900 | 6% |
| 3 | OL11 (South Rochdale) | 45,506 | 7% |
| 4 | OL16 (Central Rochdale) | 37,246 | 7% |
| 5 | OL10 (Heywood) | 27,624 | 7% |
| 6 | OL15 (Littleborough) | 14,608 | 7% |
The population data shows consistent growth across Rochdale's postal districts, with most areas experiencing a 7% increase over the past decade. M24 (Middleton) and OL12 (North Rochdale) are the most populous districts, each home to over 45,000 residents. The population distribution shows a clear pattern, with central and southern districts having larger populations than outlying areas. Even the smallest district by population, OL15 (Littleborough) with 14,608 residents, maintained strong growth at 7%, indicating stable development across the borough. Note: While the postcode district data totals 218,134 residents, Rochdale's total population is 223,800. This difference occurs because some postcode districts that cross local authority boundaries are not included in the district-level breakdown.
Rochdale Landlord Licensing
Buy-to-Let Licensing
For Rochdale buy-to-let landlords with traditional individual or family tenants, there currently isn't a mandatory, selective or additional landlord licensing scheme in place across Rochdale.
Houses of Multiple Occupation Licensing
Landlords who want to invest in a HMO (house in multiple occupation) in Rochdale are required to obtain two types of licenses:
Rochdale Mandatory HMO Licence
Required for properties with 5 or more occupants forming 2 or more households
Rochdale Additional HMO Licence
Required for properties with 3 or more unrelated occupants forming 2 or more households
Rochdale HMO Licensing Fees
- Standard licence fee: £1,011 (valid for 5 years)
- Additional inspection fee: £53 per habitable room
- Example: A typical 8-bedroom HMO with 2 communal rooms would cost £1,541 (£1,011 base fee + £530 for 10 habitable rooms)
Rochdale Article 4 Directions
Rochdale has several conservation areas, and while some have Article 4 directions in place, they are more limited than other Greater Manchester boroughs.
Current Article 4 areas include:
These Article 4 areas are reviewed regularly by the council, and landlords should verify current requirements before converting properties to HMOs.
How to Invest in Buy-to-Let in Rochdale
For properties to buy in Rochdale including:
- Finding off-market properties
- Buy-to-lets
- Buying a holiday let or serviced accommodation
- HMOs (houses of multiple occupation)
- PBSA (purpose built student accommodation)
- and other high yielding opportunities
We have partnered with the best property investment agents we can find for 8+ years.
Here you can get access to the latest investment property opportunities from our network.
For more information about specific areas:
- If you're interested in the highest returns, consider M24 (Middleton) with yields of 5.60%
- For alternative options with affordable entry prices, check out our guide to the cheapest areas to live in Manchester
- For different opportunities further afield consider exploring buy-to-let in Swansea or buy-to-let in Cardiff.