# 1 bedroom flat for sale (SK10 3GZ) ## Property Details | Key | Value | |-----|-------| | Address | 25, BALMORAL HOUSE, PAVILION WAY, MACCLESFIELD, CHESHIRE EAST SK10 3GZ | | Price | £97,500 | | Bedrooms | 1 | | Bathrooms | 1 | | Council tax | B | | Last sold | £94,440 Sep 2016 | ## Description Located within a prestigious and iconic development, this spacious first floor apartment offers an exceptional opportunity for first-time buyers to step onto the property ladder in one of Macclesfield’s most desirable residential locations. Balmoral House forms part of a Grade II listed Victorian building with a rich local history, thoughtfully converted by Jones Homes to create an impressive collection of homes that blend character and period charm with modern living, all set within beautifully maintained communal grounds. Offered through the Cheshire East Re-sale Covenant Scheme, qualifying purchasers can acquire the property at 63% of the full market value, with no rent payable, unlike traditional shared ownership schemes. Ideal for buyers living or working within the local area, this scheme provides a rare chance to own an attractive home at an affordable price point. The well-presented accommodation briefly comprises an entrance hall, a bright and spacious living room, kitchen, double bedroom and a bathroom. Externally, the property benefits from an allocated off-road parking space positioned to the front of the development. This is a fantastic opportunity for eligible first-time buyers to purchase a stunning apartment within a highly sought-after location at an accessible price level. Please note that interested parties must be approved by Cheshire East Council prior to proceeding. Interested parties should contact the office for further details. **Ground Floor** - **Secure Communal Entrance** - Intercom system. **First Floor** - **Entrance Hall** - Security intercom system. Airing cupboard housing the hot water cylinder. Electric storage heater. **Living Room** - 5.41m x 3.94m (17'9 x 12'11) - Secondary glazed window. Electric storage heater. Open way through to the Kitchen. **Kitchen** - 2.54m x 1.93m (8'4 x 6'4) - Single drainer stainless steel sink with mixer tap and base cupboard below. An additional range of matching base and eye level units with contrasting work surfaces and tiled splashbacks. Electric cooker point with extractor hood over. Plumbing for washing machine. Space for a free-standing fridge/freezer. **Bedroom** - 4.19m x 2.90m (13'9 x 9'6) - Secondary glazed window. Electric storage heater. **Bathroom** - The white suite comprises a panelled bath with electric shower over, a pedestal washbasin with mixer tap and a low suite W.C. Partially tiled walls. Chrome heated towel rail. **Outside** - **Gardens & Parking** - The property is located within beautifully landscaped communal gardens. Resident and visitor parking is available. **Tenure & Management** - Leasehold - A term of 125 years from 2003. There is an annual ground rent of £90.00 and an annual service charge of £1680.00 ## Property Photos - ![_dsc7144.jpg](/listings/photos/91016970/1367429) - _dsc7144.jpg - ![_dsc7104.jpg](/listings/photos/91016970/1367431) - _dsc7104.jpg - ![_dsc7064.jpg](/listings/photos/91016970/1367433) - _dsc7064.jpg - ![_dsc7109.jpg](/listings/photos/91016970/1367435) - _dsc7109.jpg - ![_dsc7129.jpg](/listings/photos/91016970/1367437) - _dsc7129.jpg - ![_dsc7124.jpg](/listings/photos/91016970/1367439) - _dsc7124.jpg - ![_dsc7119.jpg](/listings/photos/91016970/1367441) - _dsc7119.jpg - ![_dsc7094.jpg](/listings/photos/91016970/1367443) - _dsc7094.jpg - ![_dsc7079.jpg](/listings/photos/91016970/1367445) - _dsc7079.jpg - ![_dsc7099.jpg](/listings/photos/91016970/1367447) - _dsc7099.jpg - ![_dsc7084.jpg](/listings/photos/91016970/1367449) - _dsc7084.jpg - ![_dsc7089.jpg](/listings/photos/91016970/1367451) - _dsc7089.jpg - ![_dsc7069.jpg](/listings/photos/91016970/1367453) - _dsc7069.jpg - ![_dsc7114.jpg](/listings/photos/91016970/1367455) - _dsc7114.jpg - ![_dsc7134.jpg](/listings/photos/91016970/1367456) - _dsc7134.jpg - ![_dsc7139.jpg](/listings/photos/91016970/1367459) - _dsc7139.jpg ## Floorplans - ![25 Balmoral House - all floors.JPG](/listings/photos/91016970/1367461) - 25 Balmoral House - all floors.JPG ## EPC Graphs - ![EE Rating](/listings/photos/91016970/1530343) - EE Rating ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | BALMORAL HOUSE 25 PAVILION WAY, MACCLESFIELD, CHESHIRE EAST, SK10 3GZ | £94,440 | 13/09/2016 | Flat | | BALMORAL HOUSE 25 PAVILION WAY, MACCLESFIELD, CHESHIRE EAST, SK10 3GZ | £210,000 | 14/10/2015 | Flat | | BALMORAL HOUSE 25 PAVILION WAY, MACCLESFIELD, CHESHIRE EAST, SK10 3GZ | £82,500 | 16/03/2012 | 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 | |---------|-------|------|------| | THE TOWERS 9 PAVILION WAY, MACCLESFIELD, CHESHIRE EAST, SK10 3LT | £190,000 | 17/12/2025 | Flat | | 5 BISHOPTON DRIVE, MACCLESFIELD, CHESHIRE EAST, SK11 8TS | £199,950 | 25/11/2025 | Flat | | 24 KNIGHTSBRIDGE SQUARE, MACCLESFIELD, CHESHIRE EAST, SK10 3GF | £170,000 | 07/11/2025 | Flat | | THE TOWERS 19 PAVILION WAY, MACCLESFIELD, CHESHIRE EAST, SK10 3LT | £210,000 | 10/10/2025 | Flat | | ROCHESTER HOUSE 2 PAVILION WAY, MACCLESFIELD, CHESHIRE EAST, SK10 3LX | £152,500 | 06/12/2024 | Flat | | [Same street] BALMORAL HOUSE 15 PAVILION WAY, MACCLESFIELD, CHESHIRE EAST, SK10 3GZ | £180,000 | 22/11/2024 | Flat | | [Same street] BALMORAL HOUSE 3 PAVILION WAY, MACCLESFIELD, CHESHIRE EAST, SK10 3GZ | £200,000 | 17/09/2024 | Flat | | [Same street] BALMORAL HOUSE 26 PAVILION WAY, MACCLESFIELD, CHESHIRE EAST, SK10 3GZ | £280,000 | 03/05/2024 | Flat | | 28 KENSINGTON SQUARE, MACCLESFIELD, CHESHIRE EAST, SK10 3GE | £205,000 | 08/12/2023 | Flat | | [Same street] BALMORAL HOUSE 9 PAVILION WAY, MACCLESFIELD, CHESHIRE EAST, SK10 3GZ | £113,400 | 28/07/2023 | Flat | | ROCHESTER HOUSE 4 PAVILION WAY, MACCLESFIELD, CHESHIRE EAST, SK10 3LX | £175,000 | 21/04/2023 | Flat | | ROCHESTER HOUSE 9 PAVILION WAY, MACCLESFIELD, CHESHIRE EAST, SK10 3LX | £162,000 | 31/03/2023 | Flat | | ROCHESTER HOUSE 1 PAVILION WAY, MACCLESFIELD, CHESHIRE EAST, SK10 3LX | £155,000 | 24/03/2023 | Flat | | 16 KENSINGTON SQUARE, MACCLESFIELD, CHESHIRE EAST, SK10 3GE | £190,000 | 09/12/2022 | Flat | | 12 SHELBOURNE MEWS, MACCLESFIELD, CHESHIRE EAST, SK10 3RS | £147,500 | 02/12/2022 | Flat | | [Same street] BALMORAL HOUSE 28 PAVILION WAY, MACCLESFIELD, CHESHIRE EAST, SK10 3GZ | £275,000 | 25/11/2022 | Flat | | 25 BISHOPTON DRIVE, MACCLESFIELD, CHESHIRE EAST, SK11 8TS | £195,000 | 28/10/2022 | Flat | | [Same street] BALMORAL HOUSE 16 PAVILION WAY, MACCLESFIELD, CHESHIRE EAST, SK10 3GZ | £182,500 | 27/09/2022 | Flat | | THE TOWERS 28 PAVILION WAY, MACCLESFIELD, CHESHIRE EAST, SK10 3LT | £155,000 | 23/06/2022 | Flat | | THE TOWERS 2 PAVILION WAY, MACCLESFIELD, CHESHIRE EAST, SK10 3LT | £180,000 | 27/05/2022 | Flat | | THE TOWERS 11 PAVILION WAY, MACCLESFIELD, CHESHIRE EAST, SK10 3LT | £137,000 | 13/05/2022 | Flat | | 14 SHELBOURNE MEWS, MACCLESFIELD, CHESHIRE EAST, SK10 3RS | £166,500 | 05/04/2022 | Flat | | [Same street] BALMORAL HOUSE 7 PAVILION WAY, MACCLESFIELD, CHESHIRE EAST, SK10 3GZ | £100,800 | 01/04/2022 | Flat | | [Same street] BALMORAL HOUSE 20 PAVILION WAY, MACCLESFIELD, CHESHIRE EAST, SK10 3GZ | £260,000 | 29/03/2022 | Flat | | 19 BISHOPTON DRIVE, MACCLESFIELD, CHESHIRE EAST, SK11 8TS | £195,000 | 18/03/2022 | Flat | | THE TOWERS 24 PAVILION WAY, MACCLESFIELD, CHESHIRE EAST, SK10 3LT | £125,000 | 18/02/2022 | Flat | | 19 PAVILION WAY, MACCLESFIELD, CHESHIRE EAST, SK10 3LU | £240,000 | 10/02/2022 | Flat | | WINDSOR HOUSE 8 KNIGHTSBRIDGE SQUARE, MACCLESFIELD, CHESHIRE EAST, SK10 3GF | £215,000 | 14/01/2022 | Flat | **Street average:** £198,963 (8 sales) **Area average:** £178,273 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £232,113 (43 Flat, SK10, 2024–2026) - **Deviation:** -58% ## Rental Range *ONS Price Index of Private Rents (Cheshire East). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £884/mo - **Realistic:** £982/mo - **Optimistic:** £1,080/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for East Cheshire (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £549/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 | |------|------|------|------|------| | 1 Bed End Terrace, Whirley Road, SK10 | £795/mo | 1 | 0.44 miles | OpenRent | | 1 Bed Flat, Oxford Mill Apartments, SK11 | £725/mo | 1 | 0.75 miles | OpenRent | | 1 Bed Flat, Georges Court, SK11 | £700/mo | 1 | 0.98 miles | OpenRent | | 1 Bed Flat, Churchill Way, SK11 | £1,100/mo | 1 | 1.12 miles | OpenRent | | Studio Flat, Craven House, SK11 | £890/mo | 1 | 1.13 miles | OpenRent | | 1 Bed Flat, Churchill Way, SK11 | £880/mo | 1 | 1.14 miles | OpenRent | | 1 Bed Flat, Churchill Way, SK11 | £1,100/mo | 1 | 1.14 miles | OpenRent | | 1 Bed Flat, Mill Street, SK11 | £880/mo | 1 | 1.24 miles | OpenRent | **Average rent: £884/mo (8 listings)** ## 1% Rule - **Rent ratio:** 0.9% (okay) - **Max investor price (0.8%):** £110,000 - **Target investor price (1%):** £88,000 *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 £880/mo).* - **Gross yield:** 10.8% - **Cost-to-rent:** 9.2× - **Monthly cashflow:** £383/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 16.3% *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:** -2.9% - **10y growth:** 86.1% ## House Price Index (HM Land Registry) *Official index for Cheshire East; Flats and maisonettes series; as of May 2026.* - **1y growth (index):** -0.3% - **5y growth (index):** 10.2% - **10y growth (index):** 31.4% ## 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)