# 4 bedroom detached house for sale (SK11 0EW)

## Property Details

| Key | Value |
|-----|-------|
| Address | Newnham Close, Macclesfield, SK11, SK11 0EW |
| Price | £500,000 |
| Bedrooms | 4 |
| Bathrooms | 2 |
| Council tax | E |

## Description

Set within a quiet residential setting, this four-bedroom detached home offers balanced living space, a practical layout and a sense of privacy both inside and out. While the house would benefit from updating, it presents a clear opportunity for someone to shape and refine it to their own taste. Generous reception areas, a mature garden and internal access to the garage provide a strong foundation to build from. The surrounding area has everyday amenities, schools and green spaces all within easy reach.

EPC rating: F. Tenure: Freehold,

## Property Photos

- ![Photo](/listings/photos/173785124/164175)
- ![Photo](/listings/photos/173785124/164181)
- ![Photo](/listings/photos/173785124/164186)
- ![Photo](/listings/photos/173785124/164192)
- ![Photo](/listings/photos/173785124/164198)
- ![Photo](/listings/photos/173785124/164204)
- ![Photo](/listings/photos/173785124/164209)
- ![Photo](/listings/photos/173785124/164213)
- ![Photo](/listings/photos/173785124/164218)
- ![Photo](/listings/photos/173785124/164222)
- ![Photo](/listings/photos/173785124/164227)
- ![Photo](/listings/photos/173785124/164231)
- ![Photo](/listings/photos/173785124/164236)
- ![Photo](/listings/photos/173785124/164240)
- ![Photo](/listings/photos/173785124/164244)
- ![Photo](/listings/photos/173785124/164249)

## Floorplans

- ![Floorplan](/listings/photos/173785124/164250) - Floorplan

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 11 GONVILLE AVENUE, SUTTON, MACCLESFIELD, CHESHIRE EAST, SK11 0EG | £550,000 | 21/11/2025 | Detached |
| 14 TRINITY LANE, SUTTON, MACCLESFIELD, CHESHIRE EAST, SK11 0EQ | £499,950 | 17/11/2025 | Detached |
| 20 FITZWILLIAM AVENUE, SUTTON, MACCLESFIELD, CHESHIRE EAST, SK11 0EJ | £498,000 | 27/08/2025 | Detached |
| GRANSDEN COTTAGE BULLOCKS LANE, SUTTON, MACCLESFIELD, CHESHIRE EAST, SK11 0HE | £745,000 | 31/03/2023 | Detached |
| 1 FITZWILLIAM AVENUE, SUTTON, MACCLESFIELD, CHESHIRE EAST, SK11 0EJ | £329,950 | 30/11/2022 | Detached |
| 25 FITZWILLIAM AVENUE, SUTTON, MACCLESFIELD, CHESHIRE EAST, SK11 0EJ | £540,000 | 25/08/2022 | Detached |
| 8 PETERHOUSE ROAD, SUTTON, MACCLESFIELD, CHESHIRE EAST, SK11 0EN | £315,000 | 25/02/2022 | Detached |
| 10 HALL LANE, SUTTON, MACCLESFIELD, CHESHIRE EAST, SK11 0DU | £420,000 | 03/12/2021 | Detached |
| 1 GONVILLE AVENUE, SUTTON, MACCLESFIELD, CHESHIRE EAST, SK11 0EG | £367,000 | 25/11/2021 | Detached |
| 5 FITZWILLIAM AVENUE, SUTTON, MACCLESFIELD, CHESHIRE EAST, SK11 0EJ | £380,000 | 12/11/2021 | Detached |
| 40 HALL LANE, SUTTON, MACCLESFIELD, CHESHIRE EAST, SK11 0EP | £521,125 | 18/10/2021 | Detached |
| 5 GONVILLE AVENUE, SUTTON, MACCLESFIELD, CHESHIRE EAST, SK11 0EG | £375,000 | 07/10/2021 | Detached |
| 16 FITZWILLIAM AVENUE, SUTTON, MACCLESFIELD, CHESHIRE EAST, SK11 0EJ | £390,000 | 30/09/2021 | Detached |
| WILLOWFIELD BULLOCKS LANE, SUTTON, MACCLESFIELD, CHESHIRE EAST, SK11 0HE | £850,000 | 28/09/2021 | Detached |
| 8 TRINITY LANE, SUTTON, MACCLESFIELD, CHESHIRE EAST, SK11 0EQ | £389,950 | 17/09/2021 | Detached |

**Area average:** £478,065 (15 sales)

## Price vs local average

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

- **Local average:** £567,951 (49 Detached, SK11, 2024–2026)
- **Deviation:** -12%

## Rental Range

*ONS Price Index of Private Rents (Cheshire East). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £886/mo
- **Realistic:** £984/mo
- **Optimistic:** £1,082/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 |
|------|------|------|------|------|
| [Church Lane, Gawsworth. SK11](http://87.117.209.195:8080/listings/a73d822) | £1,800/mo | 4 | 2.52 miles | Rightmove |
| [Siddington, Macclesfield, Cheshire](http://87.117.209.195:8080/listings/55953dd) | £2,750/mo | 4 | 6.11 miles | Rightmove |
| [Dicklow Cob, Lower Withington, Macclesfield, Cheshire, SK11](http://87.117.209.195:8080/listings/7ee9f3c) | £2,100/mo | 4 | 7.18 miles | Rightmove |

**Average rent: £2,217/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.42% (weak for cashflow)
- **Max investor price (0.8%):** £262,500
- **Target investor price (1%):** £210,000

*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 £2,100/mo).*

- **Gross yield:** 5%
- **Cost-to-rent:** 19.8×
- **Monthly cashflow:** £-104/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -0.9%

*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:** 29.7%
- **10y growth:** 13.4%

## House Price Index (HM Land Registry)

*Official index for Cheshire East; Detached series; as of June 2026.*

- **1y growth (index):** 4.2%
- **5y growth (index):** 22%
- **10y growth (index):** 49.3%

## 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)