# 2 bedroom apartment for sale (SK9 2AP)

## Property Details

| Key | Value |
|-----|-------|
| Address | 7, BOLLIN COURT, MACCLESFIELD ROAD, WILMSLOW, WILMSLOW, CHESHIRE SK9 2AP |
| Price | £350,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | D |
| Last sold | £125,000 Oct 1998 |

## Description

No Chain. Recently redecorated with new flooring and carpets. This spacious second floor two double bedroom apartment is situated in the highly sought after Bollin Court development. Bollin Court is situated off Macclesfield Road and benefits from being a short walk from Wilmslow town centre and the train station, which provides direct connection to London Euston and Manchester Piccadilly. This second floor apartment can be accessed via a communal staircase and also via a lift to all floors. Internally the property requires a degree of modernisation whilst offering well proportioned accommodation throughout. The private and large entrance hallway has storage cupboards and provides access to the following. There is a well proportioned kitchen with fitted kitchen units and several integrated appliances. Separately a spacious living room with windows overlooking the front aspect providing an elevated and leafy view to the communal gardens to the front of the building. Both bedroom one and two are well proportioned with the principal bedroom benefiting from a useful WC (which would make an excellent en suite shower room). Bedroom two has a built-in wardrobe providing additional storage. The bathroom is fitted with a three piece bathroom suite which consists of a bath, wash hand basin and a corner shower enclosure with shower fittings. There is also a separate WC with wash hand basin. Externally the property benefits from having a private garage which has a power supply. The development has immaculately presented communal grounds and the property is sold with No Onward Vendor Chain. Some photos have had digital furniture added to show case the space on offer.

**Agents Notes - Hmrc Directive** - To be able to sell or purchase a property in the United Kingdom all agents have a legal requirement to conduct Identity checks on all customers involved in the transaction to fulfil their obligations under Anti Money Laundering regulations. We outsource this check to a third party and a charge will apply. Ask the branch for further details.

## Property Photos

- ![Photo](/listings/photos/173513825/1986859)
- ![Photo](/listings/photos/173513825/1986860)
- ![Photo](/listings/photos/173513825/1986861)
- ![Photo](/listings/photos/173513825/1986862)
- ![Photo](/listings/photos/173513825/1986863)
- ![Photo](/listings/photos/173513825/1986864)
- ![Photo](/listings/photos/173513825/1986865)
- ![Photo](/listings/photos/173513825/1986866)
- ![Photo](/listings/photos/173513825/1986867)
- ![Photo](/listings/photos/173513825/1986868)
- ![Photo](/listings/photos/173513825/1986869)
- ![Photo](/listings/photos/173513825/1986870)
- ![Photo](/listings/photos/173513825/1986871)
- ![Photo](/listings/photos/173513825/1986872)
- ![Photo](/listings/photos/173513825/1986873)
- ![Photo](/listings/photos/173513825/1986874)
- ![Photo](/listings/photos/173513825/1986875)
- ![Photo](/listings/photos/173513825/1986876)
- ![Photo](/listings/photos/173513825/1986877)
- ![Photo](/listings/photos/173513825/1986878)
- ![Photo](/listings/photos/173513825/1986879)
- ![Photo](/listings/photos/173513825/1986880)
- ![Photo](/listings/photos/173513825/1986881)

## Floorplans

- ![Floorplan 1](/listings/photos/173513825/1986882) - Floorplan 1

## EPC Graphs

- ![EE Rating](/listings/photos/173513825/1986883) - EE Rating

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #4968940
- **Address:** 2 Bollin Court, Macclesfield Road, SK9 2AP
- **Certificate Issued:** 19/09/2018
- **Work Completed:** 27/07/2007
- **Items:** 12 window(s)

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| BOLLIN COURT 7 MACCLESFIELD ROAD, WILMSLOW, MACCLESFIELD, CHESHIRE, SK9 2AP | £125,000 | 08/10/1998 | Flat |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| BOLLIN HEIGHTS, 3 APARTMENT 15 MACCLESFIELD ROAD, WILMSLOW, CHESHIRE EAST, SK9 1BZ | £265,000 | 22/08/2025 | Flat |
| QUEEN ANNE COURT FLAT 26 MACCLESFIELD ROAD, WILMSLOW, CHESHIRE EAST, SK9 1BY | £125,000 | 12/10/2022 | Flat |
| QUEEN ANNE COURT FLAT 20 MACCLESFIELD ROAD, WILMSLOW, CHESHIRE EAST, SK9 1BY | £122,000 | 06/10/2022 | Flat |
| QUEEN ANNE COURT FLAT 11 MACCLESFIELD ROAD, WILMSLOW, CHESHIRE EAST, SK9 1BY | £155,950 | 22/08/2022 | Flat |
| QUEEN ANNE COURT FLAT 12 MACCLESFIELD ROAD, WILMSLOW, CHESHIRE EAST, SK9 1BY | £125,000 | 15/07/2022 | Flat |
| [Same street] BOLLIN COURT 2 MACCLESFIELD ROAD, WILMSLOW, CHESHIRE EAST, SK9 2AP | £500,000 | 23/06/2022 | Flat |
| [Same street] BOLLIN COURT 9 MACCLESFIELD ROAD, WILMSLOW, CHESHIRE EAST, SK9 2AP | £530,000 | 21/06/2022 | Flat |
| 3 TRAFFORD PLACE, WILMSLOW, CHESHIRE EAST, SK9 2AF | £350,000 | 27/05/2022 | Flat |
| QUEEN ANNE COURT FLAT 14 MACCLESFIELD ROAD, WILMSLOW, CHESHIRE EAST, SK9 1BY | £154,950 | 31/01/2022 | Flat |
| QUEEN ANNE COURT FLAT 3 MACCLESFIELD ROAD, WILMSLOW, CHESHIRE EAST, SK9 1BY | £167,500 | 28/01/2022 | Flat |
| QUEEN ANNE COURT FLAT 24 MACCLESFIELD ROAD, WILMSLOW, CHESHIRE EAST, SK9 1BY | £129,950 | 21/01/2022 | Flat |
| [Same street] BOLLIN COURT 10 MACCLESFIELD ROAD, WILMSLOW, CHESHIRE EAST, SK9 2AP | £365,000 | 16/12/2021 | Flat |
| BOLLIN HEIGHTS, 3 APARTMENT 12 MACCLESFIELD ROAD, WILMSLOW, CHESHIRE EAST, SK9 1BZ | £210,000 | 30/09/2021 | Flat |

**Street average:** £465,000 (3 sales)
**Area average:** £180,535 (10 sales)

## Price vs local average

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

- **Local average:** £226,942 (51 Flat, SK9, 2024–2026)
- **Deviation:** +54.2%

## Rental Range

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

- **Low:** £886/mo
- **Realistic:** £984/mo
- **Optimistic:** £1,082/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for West Pennine (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £449/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 Flat, Central Place, SK9 | £1,550/mo | 2 | 0.34 miles | OpenRent |
| 2 Bed Terraced House, Ladyfield Street, SK9 | £1,400/mo | 2 | 0.36 miles | OpenRent |
| 2 Bed Flat, Green Lane, SK9 | £1,400/mo | 2 | 0.45 miles | OpenRent |
| 2 Bed End Terrace, Holmeswood Close, SK9 | £1,350/mo | 2 | 0.51 miles | OpenRent |
| 2 Bed Terraced House, River Street, SK9 | £1,350/mo | 2 | 0.53 miles | OpenRent |
| 2 Bed Terraced House, River Street, SK9 | £1,495/mo | 2 | 0.54 miles | OpenRent |
| 2 Bed Terraced House, River Street, SK9 | £1,300/mo | 2 | 0.54 miles | OpenRent |
| 2 Bed Flat, Pinewood Road, SK9 | £1,200/mo | 2 | 0.7 miles | OpenRent |
| 2 Bed Terraced House, Blackden Walk, SK9 | £1,200/mo | 2 | 0.83 miles | OpenRent |

**Average rent: £1,361/mo (9 listings)**

## 1% Rule

- **Rent ratio:** 0.39% (weak for cashflow)
- **Max investor price (0.8%):** £168,750
- **Target investor price (1%):** £135,000

*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 £1,350/mo).*

- **Gross yield:** 4.6%
- **Cost-to-rent:** 21.6×
- **Monthly cashflow:** £-188/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -2.2%

*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:** -21.7%
- **10y growth:** -7.7%

## House Price Index (HM Land Registry)

*Official index for Cheshire East; Flats and maisonettes series; as of June 2026.*

- **1y growth (index):** 2.5%
- **5y growth (index):** 8.6%
- **10y growth (index):** 29.6%

## 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)