# 4 bedroom detached house for sale (SK11 9ET) ## Property Details | Key | Value | |-----|-------| | Address | 2, BROOKHOUSE BARN, CONGLETON ROAD, MACCLESFIELD, GAWSWORTH, CHESHIRE EAST SK11 9ET | | Price | £850,000 | | Bedrooms | 4 | | Bathrooms | 3 | | Council tax | F | | Last sold | £188,000 Jan 2008 | ## Description Finished in 2015 to an extremely high standard by the current owners, this three/four-bedroom barn conversion stands in large private grounds in the sought after village of Gawsworth. Finished to exacting standards with an attractive design using traditional Cheshire brick, this home offers exceptional quality throughout with flexible accommodation including both ground and first-floor bedrooms. The property offers generous living accommodation and a fabulous garden room taking in the splendid gardens, ample off-road parking and a larger than average double garage. As you enter the property you are greeted with a fabulous sized reception hall with herringbone oak flooring, cloak cupboard and a beautifully fitted cloakroom/WC. The main living room is a an exceptionally spacious room, almost 10 metres in length, with windows to the front and a lovely wood burning stove. The sizeable open-plan dining/kitchen is presented in “as-new” condition and fitted in a quality range of units with AEG integrated appliances, high vaulted ceilings, ample room for a kitchen table, fabulous stone floors throughout and a Velux window and double doors to the front giving this room a light and airy feel. Accessed via the bi-folding doors, the beautiful garden room features a lantern roof, continuous flooring, and full-length sliding doors opening on to the garden. On the ground floor there is a large master bedroom with garden access, double wardrobe, quality bathroom with twin wash hand basin. There is a large study/TV room, which could also be adapted into a fourth bedroom and benefits from doors opening onto the garden. On the first floor, the landing gives access to two large double bedrooms, the principle bedroom features a range of fitted wardrobes, window to the front and a stunning en-suite. The second bedroom also benefits from fitted wardrobes and an en-suite shower room. The garage is accessed off the kitchen and benefits from two electrically operated doors, high vaulted ceilings, and a utility area with worktops and sink. (Note planning permission for an extra double garage in the garden with living accommodation above was previously granted but has now lapsed.) The property stands in large gardens and is accessed via a lengthy driveway with gateposts with the potential to install gates. To the rear of the property is a porcelain patio, additional hard standing parking followed by fabulous gardens mainly laid to lawn, enclosed by mature hedging, creating an exceptional degree of privacy. The property has a septic tank and Calor gas central heating. ## Property Photos - ![Photo](/listings/photos/90911619/1272656) - ![Photo](/listings/photos/90911619/1272657) - ![Photo](/listings/photos/90911619/1272658) - ![Photo](/listings/photos/90911619/1272659) - ![Photo](/listings/photos/90911619/1272660) - ![Photo](/listings/photos/90911619/1272661) - ![Photo](/listings/photos/90911619/1272662) - ![Photo](/listings/photos/90911619/1272663) - ![Photo](/listings/photos/90911619/1272664) - ![Photo](/listings/photos/90911619/1272665) - ![Photo](/listings/photos/90911619/1272666) - ![Photo](/listings/photos/90911619/1272667) - ![Photo](/listings/photos/90911619/1272668) - ![Photo](/listings/photos/90911619/1272669) - ![Photo](/listings/photos/90911619/1272670) - ![Photo](/listings/photos/90911619/1272671) - ![Photo](/listings/photos/90911619/1272672) - ![Photo](/listings/photos/90911619/1272673) - ![Photo](/listings/photos/90911619/1272674) - ![Photo](/listings/photos/90911619/1272675) - ![Photo](/listings/photos/90911619/1272676) - ![Photo](/listings/photos/90911619/1272677) - ![Photo](/listings/photos/90911619/1272678) - ![Photo](/listings/photos/90911619/1272679) - ![Photo](/listings/photos/90911619/1272680) - ![Photo](/listings/photos/90911619/1272681) - ![Photo](/listings/photos/90911619/1272682) - ![Photo](/listings/photos/90911619/1272683) - ![Photo](/listings/photos/90911619/1272684) - ![Photo](/listings/photos/90911619/1272685) - ![Photo](/listings/photos/90911619/1272686) - ![Photo](/listings/photos/90911619/1272687) - ![Photo](/listings/photos/90911619/1272688) - ![Photo](/listings/photos/90911619/1272689) - ![Photo](/listings/photos/90911619/1272690) - ![Photo](/listings/photos/90911619/1272691) - ![Photo](/listings/photos/90911619/1272692) - ![Photo](/listings/photos/90911619/1272693) - ![Photo](/listings/photos/90911619/1272694) - ![Photo](/listings/photos/90911619/1272695) - ![Photo](/listings/photos/90911619/1272696) - ![Photo](/listings/photos/90911619/1272697) - ![Photo](/listings/photos/90911619/1272698) - ![Photo](/listings/photos/90911619/1272699) - ![Photo](/listings/photos/90911619/1272700) - ![Photo](/listings/photos/90911619/1272701) - ![Photo](/listings/photos/90911619/1272702) - ![Photo](/listings/photos/90911619/1272703) - ![Photo](/listings/photos/90911619/1272704) - ![Photo](/listings/photos/90911619/1272705) - ![Photo](/listings/photos/90911619/1272706) - ![Photo](/listings/photos/90911619/1272707) - ![Photo](/listings/photos/90911619/1272708) - ![Photo](/listings/photos/90911619/1272709) - ![Photo](/listings/photos/90911619/1272710) - ![Photo](/listings/photos/90911619/1272711) - ![Photo](/listings/photos/90911619/1272712) - ![Photo](/listings/photos/90911619/1272713) - ![Photo](/listings/photos/90911619/1272714) - ![Photo](/listings/photos/90911619/1272715) - ![Photo](/listings/photos/90911619/1272716) - ![Photo](/listings/photos/90911619/1272717) ## Floorplans - ![All](/listings/photos/90911619/1272718) - All ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | BROOKHOUSE BARN 2 CONGLETON ROAD, GAWSWORTH, MACCLESFIELD, CHESHIRE EAST, SK11 9ET | £100,000 | 19/12/2013 | Detached | | BROOKHOUSE BARN 2 CONGLETON ROAD, GAWSWORTH, MACCLESFIELD, CHESHIRE EAST, SK11 9ET | £188,000 | 28/01/2008 | 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 | |---------|-------|------|------| | ST. JAMES CHURCH LANE, GAWSWORTH, MACCLESFIELD, CHESHIRE EAST, SK11 9QY | £600,000 | 13/06/2025 | Detached | | [Same street] OAK BANK COTTAGE CONGLETON ROAD, GAWSWORTH, MACCLESFIELD, CHESHIRE EAST, SK11 9ET | £750,000 | 14/12/2023 | Detached | | 4 HARRINGTON DRIVE, GAWSWORTH, MACCLESFIELD, CHESHIRE EAST, SK11 9RD | £450,000 | 29/03/2023 | Detached | | SMUGGLERS REST CHURCH LANE, GAWSWORTH, MACCLESFIELD, CHESHIRE EAST, SK11 9QY | £827,500 | 03/02/2023 | Detached | | WARREN FARM CHURCH LANE, GAWSWORTH, MACCLESFIELD, CHESHIRE EAST, SK11 9QY | £415,000 | 08/12/2022 | Detached | | BEECH COTTAGE CHURCH LANE, GAWSWORTH, MACCLESFIELD, CHESHIRE EAST, SK11 9QY | £720,000 | 22/07/2022 | Detached | | 29 HARRINGTON DRIVE, GAWSWORTH, MACCLESFIELD, CHESHIRE EAST, SK11 9RD | £550,000 | 25/03/2022 | Detached | | 5 FYTTON CLOSE, GAWSWORTH, MACCLESFIELD, CHESHIRE EAST, SK11 9RB | £387,500 | 14/01/2022 | Detached | | 17 HARRINGTON DRIVE, GAWSWORTH, MACCLESFIELD, CHESHIRE EAST, SK11 9RD | £527,000 | 17/09/2021 | Detached | **Street average:** £750,000 (1 sale) **Area average:** £559,625 (8 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £576,798 (49 Detached, SK11, 2024–2026) - **Deviation:** +47.4% ## Rental Range *ONS Price Index of Private Rents (Cheshire East). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £881/mo - **Realistic:** £979/mo - **Optimistic:** £1,077/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 ## 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 | |------|------|------|------|------| | [Siddington, Macclesfield, Cheshire](http://87.117.209.195:8080/listings/55953dd) | £2,750/mo | 4 | 3.47 miles | Rightmove | **Average rent: £2,750/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.32% (weak for cashflow) - **Max investor price (0.8%):** £343,750 - **Target investor price (1%):** £275,000 *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 £2,750/mo).* - **Gross yield:** 3.9% - **Cost-to-rent:** 25.8× - **Monthly cashflow:** £-897/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -4.4% *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:** -5.9% - **10y growth:** 40.1% ## House Price Index (HM Land Registry) *Official index for Cheshire East; Detached series; as of April 2026.* - **1y growth (index):** 0.9% - **5y growth (index):** 20.9% - **10y growth (index):** 48.3% ## 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)