# 6 bedroom detached house for sale (SK11 8UG) ## Property Details | Key | Value | |-----|-------| | Address | HILLSIDE, GAWSWORTH ROAD, MACCLESFIELD, CHESHIRE EAST SK11 8UG | | Price | £1,100,000 | | Bathrooms | 3 | | Council tax | G | | Last sold | £980,000 Apr 2026 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** C - **Expiry date:** 24/09/2033 - **Current heating cost:** £3,842/year - **Est. upgrade cost to C:** £7,600 ### Recommendations - A3 (£1,500 - £2,700) - B (£500 - £1,500) - U (£3,500 - £5,500) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0190-2575-0211-2627-7341) ## Description A handcrafted country home with open views and quiet confidence Hillside offers a rare balance of quality, setting and lifestyle. Positioned along Gawsworth Road, with far-reaching views and open countryside on three sides, it provides a sense of calm from the moment you arrive. The house has been designed with comfort and longevity in mind. Materials are natural and robust, the layout flows with ease, and every space has been finished to the highest standard. There’s a strong connection between indoors and out, with considered glazing that frames the landscape and brings natural light into the heart of the home. At just over a third of an acre, the plot has been thoughtfully landscaped to create distinct areas for relaxing, growing and entertaining. Inside, six bedrooms and a choice of reception spaces offer flexibility for family life, hosting or working from home. It’s a substantial home, carefully built and well cared for - ready for its next chapter. The current owners have completed a series of works across the property, including bespoke solid oak internal doors throughout, extensive landscaping, various extensions, new kitchen, full redecoration, updated heating, and modern aluminium glazing across key living spaces.  EPC rating: C. Tenure: Freehold, ## Property Photos - ![Photo](/listings/photos/170051882/37065) - ![Photo](/listings/photos/170051882/37066) - ![Photo](/listings/photos/170051882/37067) - ![Photo](/listings/photos/170051882/37068) - ![Photo](/listings/photos/170051882/37069) - ![Photo](/listings/photos/170051882/37070) - ![Photo](/listings/photos/170051882/37071) - ![Photo](/listings/photos/170051882/37072) - ![Photo](/listings/photos/170051882/37073) - ![Photo](/listings/photos/170051882/37074) - ![Photo](/listings/photos/170051882/37075) - ![Photo](/listings/photos/170051882/37076) - ![Photo](/listings/photos/170051882/37077) - ![Photo](/listings/photos/170051882/37078) - ![Photo](/listings/photos/170051882/37079) - ![Photo](/listings/photos/170051882/37080) - ![Photo](/listings/photos/170051882/37081) - ![Photo](/listings/photos/170051882/37082) - ![Photo](/listings/photos/170051882/37083) - ![Photo](/listings/photos/170051882/37084) - ![Photo](/listings/photos/170051882/37085) - ![Photo](/listings/photos/170051882/37086) - ![Photo](/listings/photos/170051882/37087) - ![Photo](/listings/photos/170051882/37088) - ![Photo](/listings/photos/170051882/37089) - ![Photo](/listings/photos/170051882/37090) - ![Photo](/listings/photos/170051882/37091) - ![Photo](/listings/photos/170051882/37097) - ![Photo](/listings/photos/170051882/37098) - ![Photo](/listings/photos/170051882/37100) - ![Photo](/listings/photos/170051882/37102) - ![Photo](/listings/photos/170051882/37104) - ![Photo](/listings/photos/170051882/37105) - ![Photo](/listings/photos/170051882/37107) - ![Photo](/listings/photos/170051882/37109) - ![Photo](/listings/photos/170051882/37111) - ![Photo](/listings/photos/170051882/37113) - ![Photo](/listings/photos/170051882/37115) - ![Photo](/listings/photos/170051882/37117) - ![Photo](/listings/photos/170051882/37119) ## Floorplans - ![Floorplan](/listings/photos/170051882/37122) - Floorplan - ![Floorplan](/listings/photos/170051882/37124) - Floorplan - ![Floorplan](/listings/photos/170051882/37135) - Floorplan - ![Floorplan](/listings/photos/170051882/37139) - Floorplan ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | HILLSIDE GAWSWORTH ROAD, MACCLESFIELD, CHESHIRE EAST, SK11 8UG | £980,000 | 14/04/2026 | Detached | ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | 60 WARWICK ROAD, MACCLESFIELD, CHESHIRE EAST, SK11 8SZ | £155,000 | 11/02/2022 | Detached | | 115 GAWSWORTH ROAD, MACCLESFIELD, CHESHIRE EAST, SK11 8UQ | £450,000 | 18/11/2021 | Detached | **Area average:** £302,500 (2 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £567,951 (49 Detached, SK11, 2024–2026) - **Deviation:** +93.7% ## 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 East Cheshire (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 | |------|------|------|------|------| | 4 Bed Terraced House, Queen Annes Court, SK11 | £1,400/mo | 4 | 1.18 miles | OpenRent | | [Church Lane, Gawsworth. SK11](http://87.117.209.195:8080/listings/a73d822) | £1,800/mo | 4 | 1.3 miles | Rightmove | | [Wardle Crescent, Gawsworth, Macclesfield](http://87.117.209.195:8080/listings/e1bdd9c) | £1,495/mo | 3 | 1.34 miles | Rightmove | | [Little Brereton, Cowbrook Lane, Gawsworth](http://87.117.209.195:8080/listings/7d23f70) | £1,750/mo | 3 | 2.22 miles | Rightmove | | [Siddington, Macclesfield, Cheshire](http://87.117.209.195:8080/listings/55953dd) | £2,750/mo | 4 | 4.12 miles | Rightmove | | [Dicklow Cob, Lower Withington, Macclesfield, Cheshire, SK11](http://87.117.209.195:8080/listings/7ee9f3c) | £2,100/mo | 4 | 5.1 miles | Rightmove | | [Bosley, Macclesfield](http://87.117.209.195:8080/listings/e1986cb) | £1,200/mo | 2 | 5.13 miles | Rightmove | **Average rent: £1,785/mo (7 listings)** ## 1% Rule - **Rent ratio:** 0.16% (weak for cashflow) - **Max investor price (0.8%):** £218,750 - **Target investor price (1%):** £175,000 *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 £1,750/mo).* - **Gross yield:** 1.9% - **Cost-to-rent:** 52.4× - **Monthly cashflow:** £-2,782/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -10.5% *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).* ## Price per Square Metre - **£/m²:** £4,074/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 29.7% - **10y growth:** 13.4% ## House Price Index (HM Land Registry) *Official index for Cheshire East; Detached series; as of June 2026.* - **1y growth (index):** 4.2% - **5y growth (index):** 22% - **10y growth (index):** 49.3% ## 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)