Sold Detached

ADDERS WOOD

MACCLESFIELD, OVER ALDERLEY, CHESHIRE EAST SK10 4SL

5 beds 4 baths 1,087 sq ft Listed 4 Feb 2025 (-494d)

£1,000,000

Offers in Excess of

Reduced on 25 Apr 2025

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# 5 bedroom detached house for sale (SK10 4SL)

## Property Details

| Key | Value |
|-----|-------|
| Address | ADDERS WOOD, MACCLESFIELD, OVER ALDERLEY, CHESHIRE EAST SK10 4SL |
| Price | £1,000,000 |
| Bedrooms | 5 |
| Bathrooms | 4 |
| Council tax | G |
| Construction age | England and Wales: 1967-1975 |
| Floor area | 101 m² |
| Last sold | £815,000 Mar 2021 |

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** C
- **Expiry date:** 27/10/2026
- **Current heating cost:** £977/year

### Recommendations
- B (1,500)
- W1 (1,200)
- C (30)
- E (45)
- F (400)
- G (450)
- I (3,000)
- N (6,000)
- U (8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8696-7120-4499-0848-4922)

## Description

An opportunity to reimagine an existing bungalow into a two-storey home, excellently located in circa 0.85 acre surrounds.

Plot with permitted development to extend an existing bungalow to the following design:

- Potential detached 2-storey house

- Suggested 5-bedrooms, 3 with en suites

- Open plan kitchen, breakfast and morning room

- Drawing room

- Sun room

- Dining room

- Study

- Family bathroom

- Proposed double garage

- Private driveway with parking

- Second access with a five bar gate

- South-facing landscaped gardens

- Desirable Prestbury Road location

- In all, 0.85 acres

* The CGI image is an approximation of an architect's vision for the site. Permitted development rights have been confirmed by the local authority extending to 4,265 sq ft total. Paul Anderton at B2 Architecture  ) is happy to discuss possibilities for the site. Any scheme will require approval from the local authority.

## Property Photos

- ![CGI](/listings/photos/157772180/37912) - CGI
- ![Site Plan](/listings/photos/157772180/37915) - Site Plan
- ![Proposed Elevations](/listings/photos/157772180/37916) - Proposed Elevations
- ![Garage Elevations](/listings/photos/157772180/37919) - Garage Elevations

## Floorplans

- ![Proposed - Ground](/listings/photos/157772180/37922) - Proposed - Ground
- ![Proposed - First](/listings/photos/157772180/37923) - Proposed - First
- ![Proposed - Garage](/listings/photos/157772180/37924) - Proposed - Garage

## EPC Graphs

- ![EPC - Existing](/listings/photos/157772180/37925) - EPC - Existing

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| ADDERS WOOD, OVER ALDERLEY, MACCLESFIELD, CHESHIRE EAST, SK10 4SL | £815,000 | 31/03/2021 | Detached |

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £875,113 (84 Detached, SK10, 2024–2026)
- **Deviation:** +14.3%

## 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:** 0.1% (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.*

## Price per Square Metre

- **£/m²:** £9,901/m²

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** 10.8%
- **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)

CGI Site Plan Proposed Elevations Garage Elevations

/ 4

Property details

Tenure

FREEHOLD

Floor area

101 m²

Council tax band

EPC rating

Year built

England and Wales: 1967-1975

Last sold

£815,000 Mar 2021

Price per m²

£9,901/m²

Local average

£875,113 (+14.3%)

Street crime

1 incident within 1 mile (Apr 2026)

Key features

PROPOSED: APPROXIMATELY 4,265 SQ FT
APPLICATION: 24/3603m

Additional details

Electricity: Mains supply
Water: Mains supply
Sewerage: Private supply
Heating: Oil
Parking: Garage, Driveway
Garden: Yes
Listed property: No
Restrictions: No
Required access: No

Description

An opportunity to reimagine an existing bungalow into a two-storey home, excellently located in circa 0.85 acre surrounds.

Plot with permitted development to extend an existing bungalow to the following design:
- Potential detached 2-storey house
- Suggested 5-bedrooms, 3 with en suites
- Open plan kitchen, breakfast and morning room
- Drawing room
- Sun room
- Dining room
- Study
- Family bathroom
- Proposed double garage
- Private driveway with parking
- Second access with a five bar gate
- South-facing landscaped gardens
- Desirable Prestbury Road location
- In all, 0.85 acres

* The CGI image is an approximation of an architect's vision for the site. Permitted development rights have been confirmed by the local authority extending to 4,265 sq ft total. Paul Anderton at B2 Architecture ) is happy to discuss possibilities for the site. Any scheme will require approval from the local authority.

Listed by

Alderley Edge

Jackson-Stops & Staff

Reference: 157772180

EPC Rating & Upgrade Cost

Current rating: E

Potential rating: C

Inspection date: 28/10/2016

Expiry date: 27/10/2026

Current heating cost: £977/year

Potential heating cost: £619/year

EPC E or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Cavity wall insulation (1,500)
Floor insulation (suspended floor) (1,200)
Increase hot water cylinder insulation (30)
Low energy lighting for all fixed outlets (45)
Hot water cylinder thermostat (400)
Upgrade heating controls (450)
Replace boiler with new condensing boiler (3,000)
Solar water heating (6,000)
Solar photovoltaic panels, 2.5 kWp (8,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Proposed - Ground

Proposed - First

Proposed - Garage

EPC Graphs

EPC - Existing

Price history

Event	Date	Price	% change
Sold	31/03/2021 (5 years ago)	£815,000	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

Sold comparables data is not available for this property.

Capital growth trend

Land Registry outcode average: last 12 months vs 5y and 10y ago (from sold prices).

5y growth 10.8%

10y growth 87.9%

House Price Index (HM Land Registry — official index, not sold-price averages): Cheshire East. Series: Detached. As of March 2026.

1y (index) 1.6%

5y (index) 23.6%

10y (index) 51.5%

Rental Range

Estimated market rent for Cheshire East. Low = conservative, Realistic = average, Optimistic = best case.

Low £878/mo

Realistic £975/mo

Optimistic £1,073/mo

Based on Local Authority from postcode lookup → Cheshire East.

LHA (30th percentile) floor for East Cheshire: £1,745/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View SK10 4SL

Address

Prestbury Road

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Shop	Arthur Burns & Son	0.0 miles
Bus stop	Adders Moss, School Lane / Festival Drive	0.1 miles
Shop	Hartwoods	0.7 miles
Bus stop	Mottram St Andrew, Wilmslow Old Road / Priest Lane	1.1 miles
Train station	Alderley Edge	1.9 miles
Train station	Prestbury	2.3 miles
Hospital	Soss Moss Hospital	2.8 miles
Hospital	The Wilmslow Hospital	2.9 miles
University	University of Manchester Fallowfield Campus	10.8 miles
University	Fallowfield Reception and Richmond Amenities Building	10.8 miles

Street-level crime

Category	Count
Criminal damage and arson	1
Total incidents	1

Within 1 mile during Apr 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Mottram St Andrew Primary Academy	Primary	1.1 miles	Good — 15 Jul 2015
Nether Alderley Primary School	Primary	1.5 miles	Good — 1 May 2012
The King's School In Macclesfield	Other	1.6 miles	— (No rating)
Alderley Edge School for Girls	Other	2.0 miles	— (No rating)
Prestbury CofE Primary School	Primary	2.0 miles	Good — 12 May 2020

Rental Comparables

Loading rental comparables for this postcode. Refresh in a few minutes.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.1%

Max investor price (0.8%) £121,875

Target investor price (1%) £97,500

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).