# 4 bedroom barn conversion for sale (SK11 0JQ) ## Property Details | Key | Value | |-----|-------| | Address | OAK HILL BARN, LEEK ROAD, MACCLESFIELD, GAWSWORTH, CHESHIRE SK11 0JQ | | Price | £1,150,000 | | Bedrooms | 4 | | Bathrooms | 4 | | Council tax | G | | Last sold | £700,000 May 2008 | ## Description *** WATCH OUR VIDEO TOUR *** Modernity and rural style coexist in this barn conversion where a luxurious use of space and scenic views are King. - Rural location with magnificent views - Double height hallway/dining room - Solid oak Shaker-style kitchen - Separate utility - Automated Velux windows - Underfloor heating on the ground floor - Principal bedroom with Juliet balcony and dressing area - Detached double garage - Alarm system and outdoor lighting - Approximately 3.295 acres of land ## Property Photos - ![Front](/listings/photos/174589250/122569) - Front - ![Entrance Hall](/listings/photos/174589250/122570) - Entrance Hall - ![Drive](/listings/photos/174589250/122571) - Drive - ![Dining Hall](/listings/photos/174589250/122572) - Dining Hall - ![Drawing Room](/listings/photos/174589250/122573) - Drawing Room - ![Kitchen](/listings/photos/174589250/122574) - Kitchen - ![Kitchen](/listings/photos/174589250/122575) - Kitchen - ![Kitchen](/listings/photos/174589250/122576) - Kitchen - ![Bedroom](/listings/photos/174589250/122577) - Bedroom - ![Bedroom](/listings/photos/174589250/122578) - Bedroom - ![Bedroom](/listings/photos/174589250/122579) - Bedroom - ![Bathroom](/listings/photos/174589250/122580) - Bathroom - ![Bedroom](/listings/photos/174589250/122581) - Bedroom - ![Bedroom](/listings/photos/174589250/122582) - Bedroom - ![Bedroom](/listings/photos/174589250/122583) - Bedroom - ![Oak Hill Barn](/listings/photos/174589250/122584) - Oak Hill Barn - ![Front Elevation](/listings/photos/174589250/122585) - Front Elevation - ![View](/listings/photos/174589250/122586) - View - ![Front Elevation](/listings/photos/174589250/122587) - Front Elevation - ![Garden](/listings/photos/174589250/122588) - Garden - ![Front Elevation](/listings/photos/174589250/122589) - Front Elevation - ![House & View](/listings/photos/174589250/122590) - House & View - ![Grounds](/listings/photos/174589250/122591) - Grounds - ![Oak Hill Barn](/listings/photos/174589250/122592) - Oak Hill Barn - ![Picture 25](/listings/photos/174589250/122593) - Picture 25 - ![Site Plan](/listings/photos/174589250/122594) - Site Plan ## Floorplans - ![Ground Floor](/listings/photos/174589250/122595) - Ground Floor - ![First Floor](/listings/photos/174589250/122596) - First Floor - ![Second Floor](/listings/photos/174589250/122597) - Second Floor - ![Garage](/listings/photos/174589250/122598) - Garage ## EPC Graphs - ![EPC Rating Graph](/listings/photos/174589250/122599) - EPC Rating Graph ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | OAK HILL BARN LEEK ROAD, GAWSWORTH, MACCLESFIELD, CHESHIRE, SK11 0JQ | £700,000 | 22/05/2008 | 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 | |---------|-------|------|------| | ALLGREAVE METHODIST CHURCH, ALLGREAVE, MACCLESFIELD, CHESHIRE EAST, SK11 0BJ | £86,000 | 24/07/2025 | Other | | WITHINSTAKES FARM SWYTHAMLEY, RUSHTON SPENCER, MACCLESFIELD, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, SK11 0SL | £1,327,632 | 26/06/2025 | Other | | THE OLD CHURCH, WINCLE, MACCLESFIELD, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, SK11 0QE | £725,000 | 24/01/2025 | Other | | 3 KINGFISHER DRIVE, LYME GREEN, MACCLESFIELD, CHESHIRE EAST, SK11 0BT | £285,899 | 21/12/2023 | Other | | 31 SPARROW AVENUE, MACCLESFIELD, CHESHIRE EAST, SK11 0BP | £185,303 | 29/10/2023 | Other | | SMITHY HOUSE FARM, WINCLE, MACCLESFIELD, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, SK11 0QE | £385,000 | 14/09/2023 | Other | | TORGATE FARM OLD BUXTON ROAD, MACCLESFIELD FOREST, MACCLESFIELD, CHESHIRE EAST, SK11 0AR | £750,000 | 14/08/2023 | Other | | 65 HALL TERRACE, LANGLEY, MACCLESFIELD, CHESHIRE EAST, SK11 0DH | £265,000 | 28/07/2023 | Other | | 5 KINGFISHER DRIVE, MACCLESFIELD, CHESHIRE EAST, SK11 0BT | £195,082 | 27/06/2023 | Other | | 2 HAWK WAY, MACCLESFIELD, CHESHIRE EAST, SK11 0EY | £390,165 | 27/06/2023 | Other | | 5 HEATHER CLOSE, LYME GREEN BUSINESS PARK, MACCLESFIELD, CHESHIRE EAST, SK11 0LR | £185,000 | 31/03/2023 | Other | | WALL HILL MANOR FARM, RUSHTON SPENCER, MACCLESFIELD, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, SK11 0RS | £975,000 | 16/12/2022 | Other | | CHAMBERS FARM, MACCLESFIELD FOREST, MACCLESFIELD, CHESHIRE EAST, SK11 0AR | £1,200,000 | 23/11/2022 | Other | | 36 BUXTON OLD ROAD, MACCLESFIELD, CHESHIRE EAST, SK11 0AE | £1,850,000 | 16/11/2022 | Other | | ALDER WOOD, RUSHTON SPENCER, MACCLESFIELD, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, SK11 0QU | £230,000 | 04/11/2022 | Other | | LYME GREEN HALL LYME GREEN PARK, LYME GREEN, MACCLESFIELD, CHESHIRE EAST, SK11 0LD | £2,250,000 | 28/10/2022 | Other | | LAND ADJOINING GLENROY, RUSHTON SPENCER, MACCLESFIELD, STAFFORDSHIRE MOORLANDS, STAFFORDSHIRE, SK11 0QU | £30,000 | 26/10/2022 | Other | | BRINDHURST FARM, SUTTON, MACCLESFIELD, CHESHIRE EAST, SK11 0NA | £1,000,000 | 03/10/2022 | Other | | 1A SYMONDLEY ROAD, SUTTON, MACCLESFIELD, CHESHIRE EAST, SK11 0HT | £120,000 | 16/09/2022 | Other | | RIDGE HALL FARM RIDGE HILL, SUTTON, MACCLESFIELD, CHESHIRE EAST, SK11 0LU | £825,000 | 26/08/2022 | Other | **Area average:** £663,004 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £457,443 (16 Other, SK11, 2024–2026) - **Deviation:** +151.4% ## 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 ## 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 | 5.47 miles | Rightmove | **Average rent: £2,750/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.24% (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:** 2.9% - **Cost-to-rent:** 34.8× - **Monthly cashflow:** £-2,079/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -7.5% *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).* ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -12.7% - **10y growth:** 19.1% ## House Price Index (HM Land Registry) *Official index for Cheshire East; All dwelling types series; as of March 2026.* - **1y growth (index):** 1.3% - **5y growth (index):** 22.9% - **10y growth (index):** 52.2% ## 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)