# 4 bedroom detached house for sale (SK10 2PJ) ## Property Details | Key | Value | |-----|-------| | Address | Bibbys Lane, Macclesfield, Cheshire, SK10, SK10 2PJ | | Price | £475,000 | | Bedrooms | 4 | | Bathrooms | 3 | | Council tax | F | ## Description Fantastic opportunity to own a Detached on the private lane - Bibbys Lane in Higher Hurdsfield. This property is for sale by the MODERN METHOD OF AUCTION. Should you view, offer or bid on the property, your information will be shared with the Auctioneer, iamsold. This method of auction requires both parties to complete the transaction within 56 days of the draft contract for sale being received by the buyers solicitor. This additional time allows buyers to proceed with mortgage finance (subject to lending criteria, affordability and survey). The buyer is required to sign a reservation agreement and make payment of a non-refundable Reservation Fee. This being 4.50% of the purchase price including VAT, subject to a minimum of £6,600.00 including VAT. The Reservation Fee is paid in addition to purchase price and will be considered as part of the chargeable consideration for the property in the calculation for stamp duty liability. Buyers will be required to go through an identification verification process with iamsold and provide proof of how the purchase would be funded. This property has a Buyer Information Pack which is a collection of documents in relation to the property. The documents may not tell you everything you need to know about the property, so you are required to complete your own due diligence before bidding. A sample copy of the Reservation Agreement and terms and conditions are also contained within this pack. The buyer will also make payment of £300.00 including VAT towards the preparation cost of the pack, where it has been provided by iamsold. The property is subject to an undisclosed Reserve Price with both the Reserve Price and Starting Bid being subject to change. Referral Arrangements Should you opt to use Conveyancing Services recommended by iamsold or the Partner Agent, please be advised that the Partner Agent will receive payment of up to £450.00 from the Conveyancing Provider for that recommendation where the services are taken, and a sale completes. It is important to note that recommended services are optional, and you should consider your options carefully before accepting any recommended services. ## Property Photos - ![pbox-IMG.jpg](/listings/photos/174599339/162181) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/174599339/162183) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/174599339/162185) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/174599339/162188) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/174599339/162190) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/174599339/162192) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/174599339/162194) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/174599339/162196) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/174599339/162198) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/174599339/162200) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/174599339/162202) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/174599339/162204) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/174599339/162205) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/174599339/162207) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/174599339/162209) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/174599339/162211) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/174599339/162214) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/174599339/162217) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/174599339/162220) - pbox-IMG.jpg - ![pbox-IMG.jpg](/listings/photos/174599339/162222) - pbox-IMG.jpg ## Floorplans - ![Floorplan](/listings/photos/174599339/162226) - Floorplan - ![Floorplan](/listings/photos/174599339/640577) - Floorplan ## EPC Graphs - ![EPC Rating Graph](/listings/photos/174599339/162230) - EPC Rating Graph ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | 12 HILLSIDE DRIVE, MACCLESFIELD, CHESHIRE EAST, SK10 2PL | £350,000 | 27/06/2022 | Detached | | 237 HURDSFIELD ROAD, MACCLESFIELD, CHESHIRE EAST, SK10 2PN | £165,000 | 13/05/2022 | Detached | | 92 RAINOW ROAD, MACCLESFIELD, CHESHIRE EAST, SK10 2PF | £495,000 | 21/01/2022 | Detached | | 23 PINE ROAD, MACCLESFIELD, CHESHIRE EAST, SK10 1QD | £260,000 | 17/12/2021 | Detached | | 56 ROEWOOD LANE, MACCLESFIELD, CHESHIRE EAST, SK10 2PQ | £475,000 | 29/09/2021 | Detached | | 6 ROEWOOD LANE, MACCLESFIELD, CHESHIRE EAST, SK10 2PQ | £331,000 | 29/09/2021 | Detached | | 25 ROEWOOD LANE, MACCLESFIELD, CHESHIRE EAST, SK10 2PQ | £333,000 | 29/06/2021 | Detached | **Area average:** £344,143 (7 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £875,113 (84 Detached, SK10, 2024–2026) - **Deviation:** -45.7% ## Rental Range *ONS Price Index of Private Rents (Cheshire East). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £878/mo - **Realistic:** £975/mo - **Optimistic:** £1,073/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for East Cheshire (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £1,745/mo ## 1% Rule - **Rent ratio:** 0.21% (weak for cashflow) - **Max investor price (0.8%):** £121,875 - **Target investor price (1%):** £97,500 *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 Area rent estimate.* ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 12.9% - **10y growth:** 87.9% ## House Price Index (HM Land Registry) *Official index for Cheshire East; Detached series; as of March 2026.* - **1y growth (index):** 1.6% - **5y growth (index):** 23.6% - **10y growth (index):** 51.5% ## 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)