# 3 bedroom detached house for sale (SK12 1ED) ## Property Details | Key | Value | |-----|-------| | Address | 84 WOODFORD ROAD, STOCKPORT, POYNTON, CHESHIRE EAST SK12 1ED | | Price | £650,000 | | Bedrooms | 3 | | Bathrooms | 2 | | Council tax | E | | Last sold | £352,500 Feb 2018 | ## Description STUNNING EXTENDED THREE BEDROOM DETACHED HOME WITH PANORAMIC OPEN FIELD VIEWS AND A DISTINCT SEMI RURAL FEEL This beautifully presented and thoughtfully extended detached property enjoys an enviable position surrounded by open fields, creating a rare sense of tranquillity while still being just moments from both Poynton and Bramhall centres, excellent transport links, and highly regarded schools .Offering three bedrooms, two stylish bathroom suites, two reception rooms, and a generous plot, this home blends character, modern finishes, and versatile living space to suit a wide range of buyers . The welcoming entrance hallway includes spacious under stairs storage and leads to a beautifully finished shower room featuring a walk in rainfall shower, vanity basin with storage and a separate WC—ideal for guests or busy family life. The main lounge is a standout space, filled with natural light from front facing windows and enhanced by a log burner with mantlepiece surround and charming original exposed beams. Double glass doors connect this room to the rest of the home, creating a bright and inviting flow .To the rear, the extended second lounge provides a superb additional living area with roof light windows, French doors opening onto the garden and ample room for formal dining—perfect for entertaining or relaxing with family. The dining area leads into the impressive shaker style kitchen, fitted with eye and base level units, quartz worktops, NEFF double oven, gas hob with extractor, and integrated pantry storage. Flowing into a further kitchen area offering worktop space, sink, dishwasher, double low level fridge, and plumbing for a washer. Opposite, there is further integrated storage space housing vaillant gas combi boiler. A side door leads out to an enclosed area providing additional utility and closet space with versatile potential. From here, there is convenient access leading to the front gate, the garden, and the garage. The first floor hosts three well-proportioned bedrooms. The main and second bedrooms enjoy beautiful views across the surrounding countryside, with the main bedroom further benefitting from double integrated fitted wardrobes. The third bedroom offers flexible accommodation, ideal as a child’s room, home office, or guest bedroom. The family bathroom is finished to a high standard, featuring a freestanding bath, low level WC, and vanity sink with storage—creating a serene and stylish space to unwind . The property sits on a generous plot with a large block paved driveway, lawned frontage, and double gates providing excellent off road parking with the benefit of an EV charger fitted. To the rear, the beautifully maintained garden offers exceptional privacy and multiple seating areas. French doors open onto a patio with pergola, while a second pergola covered patio sits at the far end of the garden—an ideal setting for outdoor dining and hosting. A detached garage with boarded storage is accessible via double doors and a side gate . This is a rare opportunity to purchase a characterful yet modernised home with stunning views, generous living space, and a semi rural feel—all within easy reach of local amenities. Early viewing is strongly recommended. Agents NoteTo proceed with purchasing a property in the United Kingdom, all estate agents are legally required to carry out identity checks on every customer involved in the transaction, in line with Anti-Money Laundering regulations. We use a trusted third party provider to complete these checks, and a fee applies. If your offer is accepted, the cost of this check is a non refundable £30 plus VAT, totalling £36 per buyer. *Please note, the material information is downloadable within the brochure* ## Property Photos - ![Photo](/listings/photos/88632888/439375) - ![Photo](/listings/photos/88632888/439379) - ![Photo](/listings/photos/88632888/439383) - ![Photo](/listings/photos/88632888/439387) - ![Photo](/listings/photos/88632888/439390) - ![Photo](/listings/photos/88632888/439393) - ![Photo](/listings/photos/88632888/439395) - ![Photo](/listings/photos/88632888/439399) - ![Photo](/listings/photos/88632888/439402) - ![Photo](/listings/photos/88632888/439404) - ![Photo](/listings/photos/88632888/439407) - ![Photo](/listings/photos/88632888/439408) - ![Photo](/listings/photos/88632888/439410) - ![Photo](/listings/photos/88632888/439411) - ![Photo](/listings/photos/88632888/439412) - ![Photo](/listings/photos/88632888/439414) - ![Photo](/listings/photos/88632888/439415) - ![Photo](/listings/photos/88632888/439416) - ![Photo](/listings/photos/88632888/439417) - ![Photo](/listings/photos/88632888/439418) - ![Photo](/listings/photos/88632888/439419) - ![Photo](/listings/photos/88632888/439420) - ![Photo](/listings/photos/88632888/439421) - ![Photo](/listings/photos/88632888/439422) - ![Photo](/listings/photos/88632888/439423) - ![Photo](/listings/photos/88632888/439424) - ![Photo](/listings/photos/88632888/439425) - ![Photo](/listings/photos/88632888/439426) - ![Photo](/listings/photos/88632888/439427) ## Floorplans - ![Floorplan 1](/listings/photos/88632888/439428) - Floorplan 1 - ![Floorplan 2](/listings/photos/88632888/439429) - Floorplan 2 - ![Floorplan 3](/listings/photos/88632888/439438) - Floorplan 3 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 84 WOODFORD ROAD, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1ED | £352,500 | 14/02/2018 | 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 | |---------|-------|------|------| | 10 WOODFORD ROAD, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1DY | £715,000 | 24/11/2023 | Detached | | [Same street] KENNERLEY WOODFORD ROAD, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1ED | £362,000 | 21/11/2023 | Semi-detached | | [Same street] WOODFORD VIEW 4 WOODFORD ROAD, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1ED | £600,000 | 20/09/2022 | Terraced | | PINFOLD COTTAGE LOWER PARK ROAD, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1EE | £485,000 | 08/09/2022 | Detached | | [Same street] WOODFORD VIEW 5 WOODFORD ROAD, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1ED | £625,000 | 29/07/2022 | Terraced | | [Same street] WOODFORD VIEW 3 WOODFORD ROAD, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1ED | £600,000 | 25/03/2022 | Terraced | | [Same street] WOODFORD VIEW 2 WOODFORD ROAD, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1ED | £610,000 | 25/03/2022 | Terraced | | [Same street] WOODFORD VIEW 1 WOODFORD ROAD, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1ED | £660,000 | 26/11/2021 | Terraced | | 42 MEADWAY, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1DZ | £291,000 | 17/09/2021 | Detached | | [Same street] THREE OAKS WOODFORD ROAD, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1ED | £499,950 | 11/06/2021 | Semi-detached | **Street average:** £565,279 (7 sales) **Area average:** £497,000 (3 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £623,692 (39 Detached, SK12, 2024–2026) - **Deviation:** +4.2% ## 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 Southern Greater Manchester (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £898/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 | |------|------|------|------|------| | 3 Bed Terraced House, Penrhyn Crescent, SK7 | £1,300/mo | 3 | 1.14 miles | OpenRent | | 3 Bed Terraced House, Skipton Close, SK7 | £1,350/mo | 3 | 1.19 miles | OpenRent | **Average rent: £1,325/mo (2 listings)** ## 1% Rule - **Rent ratio:** 0.2% (weak for cashflow) - **Max investor price (0.8%):** £165,625 - **Target investor price (1%):** £132,500 *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 OpenRent comparables.* ## Rent-driven metrics *Based on OpenRent comparables (median £1,325/mo).* - **Gross yield:** 2.4% - **Cost-to-rent:** 40.9× - **Monthly cashflow:** £-1,392/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -8.9% *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:** 26.6% - **10y growth:** 77.7% ## 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)