# 3 bedroom detached house for sale (SK10 4AU) ## Property Details | Key | Value | |-----|-------| | Address | TREE TOPS, WITHINLEE ROAD, MACCLESFIELD, MOTTRAM ST ANDREW, CHESHIRE SK10 4AU | | Price | £2,950,000 | | Bedrooms | 3 | | Bathrooms | 2 | | Council tax | H | | Construction age | England and Wales: 2003-2006 | | Floor area | 362 m² | | Last sold | £2,000,000 Oct 2007 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** C - **Expiry date:** 17/08/2036 - **Current heating cost:** £2,978/year - **Est. upgrade cost to C:** £9,000 ### Recommendations - U (£8,000 - £10,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0330-2108-9680-2696-7505) ## Description A beautifully designed bespoke home occupying one of Prestbury's most prestigious positions, offering beautifully appointed accommodation, exceptional open-plan living and spectacular views across the surrounding Cheshire countryside. Thoughtfully extended and comprehensively enhanced by the current owners, this impressive home has been transformed to create a sophisticated modern family residence, with the exceptional rear extension forming its centrepiece. At the heart of the property is an extraordinary 36ft open-plan kitchen, dining and living space, designed perfectly for both everyday family life and entertaining. The bespoke kitchen features a substantial central island, extensive cabinetry and integrated Gaggenau appliances, while full-height glazing and rooflights flood the space with natural light and create a wonderful connection with the gardens and terraces beyond. A contemporary feature fireplace and media wall subtly define the living and dining areas. The ground floor also provides a generous formal lounge, separate family room and dedicated study, together with a utility room and WC. To the first floor are three generously proportioned bedrooms, including an impressive principal suite with extensive fitted storage and luxurious en suite facilities, complemented by a beautifully appointed family bathroom. Originally designed and built as a 5 bedroom house but re configured by the current owner to suit there requirements. Externally, the property is approached via a substantial resin-bound private driveway, with mature planting, generous parking and a double garage. The plot in total extends to approximately 1.2 acres with exceptionally private rear gardens, beautifully landscaped with mature trees, established borders, extensive lawns and substantial terraces adjoining the house. A separate gymnasium provides excellent leisure space, while a pond sits at the far end of the garden. Beyond the gardens, the outlook opens dramatically across the rolling Cheshire countryside, creating a wonderful sense of space and tranquillity. EPC Rating: C ## Property Photos - ![Photo](/listings/photos/92488953/2087644) - ![Photo](/listings/photos/92488953/2087658) - ![Photo](/listings/photos/92488953/2087662) - ![Photo](/listings/photos/92488953/2087666) - ![Photo](/listings/photos/92488953/2087671) - ![Photo](/listings/photos/92488953/2087674) - ![Photo](/listings/photos/92488953/2087676) - ![Photo](/listings/photos/92488953/2087679) - ![Photo](/listings/photos/92488953/2087682) - ![Photo](/listings/photos/92488953/2087686) - ![Photo](/listings/photos/92488953/2087690) - ![Photo](/listings/photos/92488953/2087694) - ![Photo](/listings/photos/92488953/2087698) - ![Photo](/listings/photos/92488953/2087701) - ![Photo](/listings/photos/92488953/2087705) - ![Photo](/listings/photos/92488953/2087710) - ![Photo](/listings/photos/92488953/2087713) - ![Photo](/listings/photos/92488953/2087716) - ![Photo](/listings/photos/92488953/2087720) - ![Photo](/listings/photos/92488953/2087723) - ![Photo](/listings/photos/92488953/2087724) - ![Photo](/listings/photos/92488953/2087729) - ![Photo](/listings/photos/92488953/2087732) - ![Photo](/listings/photos/92488953/2087735) - ![Photo](/listings/photos/92488953/2087738) - ![Photo](/listings/photos/92488953/2087740) - ![Photo](/listings/photos/92488953/2087743) ## Floorplans - ![All](/listings/photos/92488953/2087746) - All ## EPC Graphs - ![EPC 1](/listings/photos/92488953/2087749) - EPC 1 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | TREE TOPS WITHINLEE ROAD, MOTTRAM ST ANDREW, MACCLESFIELD, CHESHIRE, SK10 4AU | £2,000,000 | 19/10/2007 | 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 | |---------|-------|------|------| | HIGH TREES WITHINLEE ROAD, PRESTBURY, MACCLESFIELD, CHESHIRE EAST, SK10 4AT | £3,000,000 | 29/08/2025 | Detached | | PENNYHILL CASTLE HILL, MOTTRAM ST ANDREW, MACCLESFIELD, CHESHIRE EAST, SK10 4AX | £2,295,000 | 25/06/2025 | Detached | | PLUM TREE COTTAGE CASTLE HILL, MOTTRAM ST ANDREW, MACCLESFIELD, CHESHIRE EAST, SK10 4AX | £1,200,000 | 20/05/2025 | Detached | | 6 TUDOR DRIVE, PRESTBURY, MACCLESFIELD, CHESHIRE EAST, SK10 4UU | £63,250 | 28/03/2025 | Detached | | MOUNT VIEW CASTLE HILL, MOTTRAM ST ANDREW, MACCLESFIELD, CHESHIRE EAST, SK10 4AX | £2,575,000 | 21/06/2024 | Detached | | [Same street] ESHTON WITHINLEE ROAD, MOTTRAM ST ANDREW, MACCLESFIELD, CHESHIRE EAST, SK10 4AU | £5,625,000 | 03/05/2024 | Detached | | LONGCROFT WITHINLEE ROAD, PRESTBURY, MACCLESFIELD, CHESHIRE EAST, SK10 4AT | £2,100,000 | 09/02/2024 | Detached | | ARDEN CROFT WITHINLEE ROAD, PRESTBURY, MACCLESFIELD, CHESHIRE EAST, SK10 4AT | £1,298,000 | 12/01/2024 | Detached | | HIGHFIELD WITHINLEE ROAD, PRESTBURY, MACCLESFIELD, CHESHIRE EAST, SK10 4AT | £3,500,000 | 09/11/2022 | Detached | | 1 TUDOR DRIVE, PRESTBURY, MACCLESFIELD, CHESHIRE EAST, SK10 4UU | £975,000 | 31/10/2022 | Detached | | CHURCHILL HOUSE ST JAMES HILL, PRESTBURY, MACCLESFIELD, CHESHIRE EAST, SK10 4GW | £1,740,000 | 28/01/2022 | Detached | | MAGNOLIA HOUSE WITHINLEE ROAD, PRESTBURY, MACCLESFIELD, CHESHIRE EAST, SK10 4AT | £1,695,000 | 10/01/2022 | Detached | | 5 MAGNOLIA RISE, PRESTBURY, MACCLESFIELD, CHESHIRE EAST, SK10 4UX | £750,000 | 30/09/2021 | Detached | **Street average:** £5,625,000 (1 sale) **Area average:** £1,765,938 (12 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £827,062 (95 Detached, SK10, 2024–2026) - **Deviation:** +256.7% ## 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):** £992/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, Bollin Mews, SK10 | £1,850/mo | 3 | 0.8 miles | OpenRent | **Average rent: £1,850/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.06% (weak for cashflow) - **Max investor price (0.8%):** £231,250 - **Target investor price (1%):** £185,000 *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 £1,850/mo).* - **Gross yield:** 0.8% - **Cost-to-rent:** 132.9× - **Monthly cashflow:** £-9,977/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -14% *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:** £8,149/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -4.5% - **10y growth:** 43.3% ## House Price Index (HM Land Registry) *Official index for Cheshire East; Detached series; as of May 2026.* - **1y growth (index):** 3.3% - **5y growth (index):** 23.5% - **10y growth (index):** 50.8% ## 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)