# 2 bedroom apartment for sale (SK11 6PX)

## Property Details

| Key | Value |
|-----|-------|
| Address | 3 SIMPSONS COURT, MACCLESFIELD, CHESHIRE EAST SK11 6PX |
| Price | £69,950 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | B |
| Construction age | England and Wales: 1983-1990 |
| Floor area | 38 m² |
| Last sold | £69,950 Oct 2022 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 27/05/2036
- **Current heating cost:** £923/year
- **Est. upgrade cost to C:** £9,300

### Recommendations
- W1 (£5,000 - £10,000)
- L2 (£1,200 - £2,400)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2122-4750-6827-1881-1761)

## Description

Situated jus outside of Macclesfield town centre, Simpsons Court is a retirement apartment for the over 60s, offering comfortable and convenient living within a highly regarded development. Ideally positioned within walking distance to a wide range of shops, services, and transport links, the property provides an excellent opportunity for those seeking a relaxed lifestyle with everything close at hand.

Located on the ground floor, the accommodation briefly comprises; an entrance hall, lounge, kitchen, two generously sized bedrooms, and a shower room. The property further benefits from uPVC double glazing throughout and is heated via electric storage heaters. Externally, Simpsons Court enjoys attractive communal grounds together with residents’ parking, further enhancing the appeal of this friendly and well-maintained development.

The property is available on a 70% shared ownership basis for £69,950, with the Housing Association retaining the remaining 30% share. Importantly, there is no rent payable on the retained share, with only a management charge of £147.75 per calendar month.

**Secure Communal Entrance** - A secure entrance vestibule and communal hall providing safe and easy access from Great King Street and Pierce Street.

**Ground Floor** - 

**Entrance Hall** - Security intercom system.  Built-in cupboard housing the Ariston water heater.  Further built-in storage cupboard.  Electric storage heater.

**Living Room** - 4.52m x 2.84m (14'10 x 9'4) - Ceiling cornice.  T.V. aerial point.  uPVC double glazed windows to the front and side elevation.  Electric storage heater.

**Kitchen** - 3.51m x 1.55m (11'6 x 5'1) - Single drainer staineless steel sink with mixer tap and base unit 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.  Space for a free-standing fridge/freezer.  Plumbing for automatic washing machine.  uPVC double glazed window.

**Bedroom One** - 4.85m x 3.51m reducing to 2.67m (15'11 x 11'6 redu - uPVC double glazed window.  Electric storage heater.

**Bedroom Two** - 3.51m x 1.98m (11'6 x 6'6) - uPVC double glazed window.  Electric storage heater.

**Shower Room** - The white suite comprises a fully tiled cubicle with Mira electric shower over, a washbasin with tiled splashbacks and vanity storage cupboard below and a low suite W.C.  Extractor fan.  Electric shaver point.

**Outside** - 

**Parking** - There is limited parking for the residents of Simpsons Court.

**Tenure & Management** - Leasehold - A term of 99 years from 1989. There is a monthly management fee of £147.75. This includes buildings insurance and grounds maintenance.

## Property Photos

- ![pP-Xo-G3-UKUkxphEIQEZA.jpg](/listings/photos/88769748/490996) - pP-Xo-G3-UKUkxphEIQEZA.jpg
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- ![FVKHCBqYK0CvNCrjninZ3g.jpg](/listings/photos/88769748/491015) - FVKHCBqYK0CvNCrjninZ3g.jpg
- ![Pb005tZChEGaplaaghxetQ.jpg](/listings/photos/88769748/491016) - Pb005tZChEGaplaaghxetQ.jpg

## Floorplans

- ![3 simpsons court - all floors (1).JPG](/listings/photos/88769748/491017) - 3 simpsons court - all floors (1).JPG

## EPC Graphs

- ![EE Rating](/listings/photos/88769748/574599) - EE Rating

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #13578078
- **Address:** 3 Simpsons Court, Great King Street, SK11 6PX
- **Certificate Issued:** 27/05/2019
- **Work Completed:** 13/05/2019
- **Items:** 1 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 3 SIMPSONS COURT, MACCLESFIELD, CHESHIRE EAST, SK11 6PX | £69,950 | 26/10/2022 | Flat |
| 3 SIMPSONS COURT, MACCLESFIELD, CHESHIRE EAST, SK11 6PX | £40,000 | 03/10/2016 | 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 |
|---------|-------|------|------|
| BIRCH HOUSE APARTMENT 3 BRIDGE STREET, MACCLESFIELD, CHESHIRE EAST, SK11 6AP | £155,000 | 20/03/2026 | Flat |
| BIRCH HOUSE APARTMENT 4 BRIDGE STREET, MACCLESFIELD, CHESHIRE EAST, SK11 6AP | £215,000 | 13/03/2026 | Flat |
| THE TOWER HOUSE 9 BRIDGE STREET, MACCLESFIELD, CHESHIRE EAST, SK11 6GH | £163,000 | 11/07/2025 | Flat |
| 11A BRIDGE STREET, MACCLESFIELD, CHESHIRE EAST, SK11 6EG | £128,000 | 23/11/2022 | Flat |
| 11B BRIDGE STREET, MACCLESFIELD, CHESHIRE EAST, SK11 6EG | £105,000 | 23/11/2022 | Flat |
| 11C BRIDGE STREET, MACCLESFIELD, CHESHIRE EAST, SK11 6EG | £110,000 | 23/11/2022 | Flat |
| 64 FLAT 2 CHESTERGATE, MACCLESFIELD, CHESHIRE EAST, SK11 6DY | £105,000 | 31/08/2022 | Flat |
| TOWER HOUSE 4 BRIDGE STREET, MACCLESFIELD, CHESHIRE EAST, SK11 6GH | £126,000 | 19/05/2022 | Flat |
| 36 BRIDGE STREET, MACCLESFIELD, CHESHIRE EAST, SK11 6PY | £432,500 | 29/04/2022 | Flat |
| CRAVEN HOUSE APARTMENT 315 CHURCHILL WAY, MACCLESFIELD, CHESHIRE EAST, SK11 6AY | £147,500 | 16/02/2022 | Flat |
| CRAVEN HOUSE APARTMENT 115 CHURCHILL WAY, MACCLESFIELD, CHESHIRE EAST, SK11 6AY | £142,500 | 16/02/2022 | Flat |
| CRAVEN HOUSE APARTMENT 402 CHURCHILL WAY, MACCLESFIELD, CHESHIRE EAST, SK11 6AY | £195,000 | 16/02/2022 | Flat |
| CRAVEN HOUSE APARTMENT 110 CHURCHILL WAY, MACCLESFIELD, CHESHIRE EAST, SK11 6AY | £120,000 | 16/02/2022 | Flat |
| CRAVEN HOUSE APARTMENT 219 CHURCHILL WAY, MACCLESFIELD, CHESHIRE EAST, SK11 6AY | £125,000 | 16/02/2022 | Flat |
| CRAVEN HOUSE APARTMENT 208 CHURCHILL WAY, MACCLESFIELD, CHESHIRE EAST, SK11 6AY | £122,500 | 16/02/2022 | Flat |
| CRAVEN HOUSE APARTMENT 302 CHURCHILL WAY, MACCLESFIELD, CHESHIRE EAST, SK11 6AY | £140,000 | 16/02/2022 | Flat |
| CRAVEN HOUSE APARTMENT 8 CHURCHILL WAY, MACCLESFIELD, CHESHIRE EAST, SK11 6AY | £120,000 | 16/02/2022 | Flat |
| CRAVEN HOUSE APARTMENT 320 CHURCHILL WAY, MACCLESFIELD, CHESHIRE EAST, SK11 6AY | £155,000 | 16/02/2022 | Flat |
| CRAVEN HOUSE APARTMENT 203 CHURCHILL WAY, MACCLESFIELD, CHESHIRE EAST, SK11 6AY | £122,500 | 16/02/2022 | Flat |
| CRAVEN HOUSE APARTMENT 218 CHURCHILL WAY, MACCLESFIELD, CHESHIRE EAST, SK11 6AY | £125,000 | 16/02/2022 | Flat |

**Area average:** £152,725 (20 sales)

## Price vs local average

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

- **Local average:** £159,755 (19 Flat, SK11, 2024–2026)
- **Deviation:** -56.2%

## 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):** £723/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 |
|------|------|------|------|------|
| 2 Bed Terraced House, Parr Street, SK11 | £815/mo | 2 | 0.24 miles | OpenRent |
| 2 Bed Terraced House, Parr St, SK11 | £800/mo | 2 | 0.27 miles | OpenRent |

**Average rent: £808/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 1.16% (strong)
- **Max investor price (0.8%):** £101,000
- **Target investor price (1%):** £80,800

*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 £808/mo).*

- **Gross yield:** 13.9%
- **Cost-to-rent:** 7.2×
- **Monthly cashflow:** £427/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 25.2%

*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).*

## Price per Square Metre

- **£/m²:** £1,841/m²

## Capital growth trend

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

- **5y growth:** -9.7%
- **10y growth:** 32.6%

## 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)