# 2 bedroom apartment for sale (SK10 1JD) ## Property Details | Key | Value | |-----|-------| | Address | Headmaster Way, Macclesfield, SK10, SK10 1JD | | Price | £450,000 | | Bedrooms | 2 | | Bathrooms | 2 | ## Description This iconic landmark sits at the heart of the prestigious Kings Gate development by award-winning developer PJ Livesey, renowned for breathing new life into historic buildings whilst delivering the highest standards of contemporary design. Living here means becoming part of a remarkable chapter of Macclesfield's heritage. The original school building has been lovingly restored, with many of its grand architectural features preserved and celebrated throughout. The beautifully maintained communal grounds pay tribute to the site's distinguished past, creating a setting that feels both elegant and welcoming. Beyond the history, the location couldn't be more convenient. From your doorstep, it's a short stroll to the vibrant town centre, with independent favourites such as Flour Water Salt, Surburban's, Corner Shop Coffee and the popular Picturedrome nearby - to name but a few, whilst commuters benefit from excellent access to Macclesfield train station, offering direct services to Manchester and London. Entering the impressive main building, the quality of the development is immediately evident. Grand communal areas, lift access and immaculately maintained surroundings set the tone before you even reach the apartment itself. And what awaits behind the front door is something truly special. Arranged over two floors, this stunning apartment offers a level of character and space rarely found in apartment living. The heart of the home is an extraordinary open-plan living space where three magnificent ornate windows flood the room with natural light, creating a striking and ever-changing backdrop throughout the day with wonderful views over the development. With ample space for relaxing, dining and entertaining, it is a room designed to impress. The kitchen has been upgraded to an exceptional Heritage specification and combines style with practicality. Beautifully appointed with premium appliances, a Quooker boiling water tap, granite work surfaces and a sociable breakfast bar, it is a space perfectly suited to both everyday living and entertaining guests. A separate utility room and excellent storage further enhance the functionality of the home. Also on this floor is the second bedroom, a generously proportioned double room served by a luxurious family bathroom finished to an equally impressive specification. Upstairs, the principal suite occupies a floor of its own, creating a wonderful sense of privacy. The spacious En-Suite is of equally impressive spec and the current owners have added high end bespoke wardrobes to really finish off the space impeccably. There is access to a large terrace from this floor offering a rare outdoor seating space for apartment living. Two car parking spaces are allocated, one underground and both with EV chargers. I cannot recommend an internal visit enough. ## Property Photos - ![Photo](/listings/photos/94306392/2595088) - ![Photo](/listings/photos/94306392/2595089) - ![Photo](/listings/photos/94306392/2595090) - ![Photo](/listings/photos/94306392/2595091) - ![Photo](/listings/photos/94306392/2595092) - ![Photo](/listings/photos/94306392/2595093) - ![Photo](/listings/photos/94306392/2595094) - ![Photo](/listings/photos/94306392/2595095) - ![Photo](/listings/photos/94306392/2595096) - ![Photo](/listings/photos/94306392/2595097) - ![Photo](/listings/photos/94306392/2595098) - ![Photo](/listings/photos/94306392/2595099) - ![Photo](/listings/photos/94306392/2595100) - ![Photo](/listings/photos/94306392/2595101) - ![Photo](/listings/photos/94306392/2595102) - ![Photo](/listings/photos/94306392/2595103) - ![Photo](/listings/photos/94306392/2595104) - ![Photo](/listings/photos/94306392/2595105) - ![Photo](/listings/photos/94306392/2595106) - ![Photo](/listings/photos/94306392/2595107) - ![Photo](/listings/photos/94306392/2595108) - ![Photo](/listings/photos/94306392/2595109) - ![Photo](/listings/photos/94306392/2595110) - ![Photo](/listings/photos/94306392/2595111) ## Floorplans - ![Floorplan 1](/listings/photos/94306392/2595112) - Floorplan 1 ## EPC Graphs - ![EPC 1](/listings/photos/94306392/2595113) - EPC 1 ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | GEORGES COURT FLAT 11 CHESTERGATE, MACCLESFIELD, CHESHIRE EAST, SK11 6DP | £107,000 | 21/01/2026 | Flat | | KINGS SCHOLARS COURT, 83 APARTMENT 31 COARE STREET, MACCLESFIELD, CHESHIRE EAST, SK10 1JA | £349,950 | 03/10/2025 | Flat | | KINGS SCHOLARS COURT, 83 APARTMENT 27 COARE STREET, MACCLESFIELD, CHESHIRE EAST, SK10 1JA | £350,000 | 01/08/2025 | Flat | | 6 THOMSON CRESCENT, MACCLESFIELD, CHESHIRE EAST, SK10 1GU | £184,000 | 26/01/2024 | Flat | | KINGS SCHOLARS COURT, 83 APARTMENT 1 COARE STREET, MACCLESFIELD, CHESHIRE EAST, SK10 1JA | £380,000 | 20/09/2023 | Flat | | KINGS SCHOLARS COURT, 83 APARTMENT 15 COARE STREET, MACCLESFIELD, CHESHIRE EAST, SK10 1JA | £355,000 | 08/09/2023 | Flat | | KINGS SCHOLARS COURT, 83 APARTMENT 26 COARE STREET, MACCLESFIELD, CHESHIRE EAST, SK10 1JA | £430,000 | 08/09/2023 | Flat | | KINGS SCHOLARS COURT, 83 APARTMENT 21 COARE STREET, MACCLESFIELD, CHESHIRE EAST, SK10 1JA | £166,240 | 08/09/2023 | Flat | | KINGS SCHOLARS COURT, 83 APARTMENT 21 COARE STREET, MACCLESFIELD, CHESHIRE EAST, SK10 1JA | £210,000 | 08/09/2023 | Flat | | KINGS SCHOLARS COURT, 83 APARTMENT 19 COARE STREET, MACCLESFIELD, CHESHIRE EAST, SK10 1JA | £365,000 | 07/09/2023 | Flat | | KINGS SCHOLARS COURT, 83 APARTMENT 12 COARE STREET, MACCLESFIELD, CHESHIRE EAST, SK10 1JA | £167,262 | 04/09/2023 | Flat | | KINGS SCHOLARS COURT, 83 APARTMENT 12 COARE STREET, MACCLESFIELD, CHESHIRE EAST, SK10 1JA | £210,000 | 04/09/2023 | Flat | | KINGS SCHOLARS COURT, 83 APARTMENT 18 COARE STREET, MACCLESFIELD, CHESHIRE EAST, SK10 1JA | £161,289 | 01/09/2023 | Flat | | KINGS SCHOLARS COURT, 83 APARTMENT 24 COARE STREET, MACCLESFIELD, CHESHIRE EAST, SK10 1JA | £345,000 | 01/09/2023 | Flat | | GEORGES COURT FLAT 20 CHESTERGATE, MACCLESFIELD, CHESHIRE EAST, SK11 6DP | £96,500 | 28/10/2022 | Flat | | 46A COARE STREET, MACCLESFIELD, CHESHIRE EAST, SK10 1DW | £115,000 | 24/10/2022 | Flat | | 47 FLAT 2 BEECH LANE, MACCLESFIELD, CHESHIRE EAST, SK10 2DS | £88,500 | 28/09/2022 | Flat | | 64 FLAT 2 CHESTERGATE, MACCLESFIELD, CHESHIRE EAST, SK11 6DY | £105,000 | 31/08/2022 | Flat | | 101 BROCK STREET, MACCLESFIELD, CHESHIRE EAST, SK10 1DQ | £110,000 | 14/04/2022 | Flat | **Area average:** £226,092 (19 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £227,642 (45 Flat, SK10, 2024–2026) - **Deviation:** +97.7% ## Rental Range *ONS Price Index of Private Rents (Cheshire East). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £887/mo - **Realistic:** £985/mo - **Optimistic:** £1,084/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for East Cheshire (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £723/mo ## 1% Rule - **Rent ratio:** 0.22% (weak for cashflow) - **Max investor price (0.8%):** £123,125 - **Target investor price (1%):** £98,500 *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.* ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -53.6% - **10y growth:** 30.8% ## House Price Index (HM Land Registry) *Official index for Cheshire East; Flats and maisonettes series; as of July 2026.* - **1y growth (index):** 1.6% - **5y growth (index):** 13.9% - **10y growth (index):** 30.9% ## 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)