# 2 bedroom apartment for sale (SK8 5BF)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 32, DUTTON COURT, STATION APPROACH, CHEADLE, CHEADLE HULME, GREATER MANCHESTER SK8 5BF |
| Price | £205,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | D |
| Construction age | England and Wales: 2007-2011 |
| Floor area | 77 m² |
| Last sold | £245,000 Dec 2016 |

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** B
- **Expiry date:** 17/09/2033
- **Current heating cost:** £313/year
- **Est. upgrade cost to C:** £655

### Recommendations
- Y (£585 - £725)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/6737-3321-0300-0178-0296)

## Description

A two bedroom corner apartment with JULIET BALCONY enjoying VIEWS over beautiful gardens from the FIRST FLOOR of a popular McCARTHY STONE Retirement Living Plus development in the heart of CHEADLE HULME, so close to shops (inc Waitrose) amenities and transport links. ONE HOUR of DOMESTIC ASSISTANCE INCLUDED PER WEEK. New Carpets throughout. ~ENJOY LUNCH ON US WHEN YOU TAKE A TOUR OF DUTTON COURT - BOOK NOW! PART EXCHANGE, ENTITLEMENTS ADVICE, REMOVALS AND SOLICITORS ALL AVAILABLE~

'SERVICE CHARGE INCENTIVE TO BE PAID BY VENDOR FOR 6 MONTHS'

**Summary** - Dutton Court was built by McCarthy & Stone and designed specifically for assisted retirement living for the over 70’s. 

The development consists of 68 one and two-bedroom retirement apartments with design features to make day-to-day living easier. This includes beautifully equipped kitchens with waist height ovens to minimise bending, walk-in showers for ease of use, simple lever taps and slip resistant flooring.

As well as the privacy of your own apartment, there’s the opportunity to lead a full and active social life. You can call into the homeowners’ lounge whenever you feel like company, and it’s a lovely place to meet up with friends or join in the many activities organised by homeowners and the Estate Management team. The lounge is also the perfect space to invite friends and family over for a special celebration.

Open every day, our table service restaurant serves tasty and nutritious lunches for our homeowners and their friends and family, at a very reasonable price. All the food is freshly prepared and we can cater for special dietary requirements. For a special occasion or celebration, you’re also welcome to book our function room and there is a computer available to use here.

Dutton Court also benefits from landscaped gardens and a guest suite for visitors who wish to stay (additional charges apply). For peace of mind, there is an Estate Manager on site and 24-hour emergency call system provided via a personal pendant alarm and with call points in all rooms.

**Local Area** - Dutton Court is located in Cheadle Hulme and ideally situated on Station Approach, off Station Road, close to the heart of the vibrant village centre. There is a good selection of both traditional and modern shopping facilities and you can also enjoy dining out or meeting family and friends in one of the many cafes and restaurants on Station Road. 

Getting around couldn't be easier, there are both west and eastbound bus stops close to the development and Cheadle Hulme rail station is also conveniently located at the bottom of Station Approach, providing regular regional services together with connecting routes to the national rail network via Manchester Piccadilly and Stockport stations.

**Entrance Hall** - Front door with spy hole leads to the large entrance hall. The 24-hour Tunstall emergency response pull cord system is situated in here. From the hallway there is a door to a walk-in storage cupboard/airing cupboard. Illuminated light switches, smoke detector, apartment security door entry system with intercom. Doors lead to the bedrooms, living room and bathroom.

**Lounge** - Spacious lounge benefiting from a Juliet balcony overlooking communal gardens. New carpets, TV and telephone points, Sky/Sky+ connection point. Two ceiling lights. Fitted carpets, raised electric power sockets. Partially glazed doors lead onto a separate kitchen.

**Kitchen** - Fully fitted kitchen with tiled floor. Stainless steel sink with mono block lever tap. Built-in waist height oven, ceramic hob with extractor hood and fitted integrated fridge, freezer and under pelmet lighting. Electrically operated window overlooking gardens.

**Bedroom One** - Double bedroom with a walk-in wardrobe housing rails and shelving. Ceiling lights, TV and phone point.

**Bedroom Two** - Spacious second bedroom. Ceiling lights. TV and phone point.

**Shower Room** - Fully tiled and fitted with suite comprising of walk-in shower and separate bath, WC, vanity unit with sink and mirror above. Shaving point, heated towel rail and dimplex wall heater.

**Service Charge (Breakdown)** - What your service charge pays for:

• Estate Manager who ensures the development runs smoothly

• CQC Registered care staff on-site 24/7 for your peace of mind

• 1 hour cleaning / domestic assistance per week, per apartment

• 24hr emergency call system

• Monitored fire alarms and door camera entry security systems

• Maintaining lifts

• Heating and lighting in communal areas

• The running costs of the onsite restaurant

• Cleaning of communal areas daily 

• Cleaning of windows 

• Maintenance of the landscaped gardens and grounds

• Repairs & maintenance to the interior communal areas

• Contingency fund including internal and external redecoration of communal areas

• Buildings insurance, water and sewerage rates

The service charge does not cover external costs such as your Council Tax, electricity or TV. Find out more about service charges please contact your Property Consultant or Estate Manager.

Annual Service Charge: £13,231.15 for financial year ending 31/03/2027.

Ask about our FREE ENTITLEMENTS SERVICE to find out what benefits you may be entitled to to support you with service charges and living costs. 

(Often offset by Government Entitlements e.g. Attendance Allowance £3,500-£5,200pa).

**Car Parking (Permit Scheme)** - Parking is by allocated space subject to availability, the fee is £250 per annum. Permits are available on a first come, first served basis. Please check with the Estate Manager on site for availability.

**Lease Information** - Lease: 125 years from 1st Jan 2012

Ground rent: £510 per annum

Ground rent review: 1st Jan 2027

**Moving Made Easy & Additional Information** - Moving is a huge step, but don’t let that hold you back. We have a range of services to help your move go smoothly, including:

• FREE Entitlements Advice to help you find out what benefits you may be entitled. 

• Part Exchange service to help you move without the hassle of having to sell your own home.

• Removal Services that can help you declutter and move you in to your new home.

• Conveyancing specialists who are experienced with sales and purchases of McCarthy Stone retirement properties.

FOR MORE INFORMATION CHECK OUR WEBPAGE ADDITIONAL SERVICES OR SPEAK WITH OUR PROPERTY CONSULTANT

• Fibre to the Cabinet & Copper Broadband available 

• Mains water and electricity

• Electric room heating

• Mains drainage

Service charge incentive of first 6 months service charge to be paid for by the vendor is calculated based on this current service charge rate. In cases where the service charge has been agreed to be paid by the vendor, this is a separate amount to the agreed sale price and will be included on the memorandum of sale and will be paid from the seller to the buyer via the solicitors upon completion.

## Property Photos

- ![8590760-interior10-800.jpg](/listings/photos/131515514/1440192) - 8590760-interior10-800.jpg
- ![8590760-interior13-800.jpg](/listings/photos/131515514/1440194) - 8590760-interior13-800.jpg
- ![8590760-exterior07-800.jpg](/listings/photos/131515514/1440196) - 8590760-exterior07-800.jpg
- ![8590760-interior12-800.jpg](/listings/photos/131515514/1440198) - 8590760-interior12-800.jpg
- ![8590760-interior03-800.jpg](/listings/photos/131515514/1440200) - 8590760-interior03-800.jpg
- ![8590760-interior04-800.jpg](/listings/photos/131515514/1440202) - 8590760-interior04-800.jpg
- ![8590760-interior02-800.jpg](/listings/photos/131515514/1440204) - 8590760-interior02-800.jpg
- ![8590760-exterior05-800.jpg](/listings/photos/131515514/1440205) - 8590760-exterior05-800.jpg
- ![8590760-exterior01-800.jpg](/listings/photos/131515514/1440208) - 8590760-exterior01-800.jpg
- ![8590760-interior06-800.jpg](/listings/photos/131515514/1440210) - 8590760-interior06-800.jpg
- ![8590760-interior05-800.jpg](/listings/photos/131515514/1440211) - 8590760-interior05-800.jpg
- ![8590760-interior11-800.jpg](/listings/photos/131515514/1440213) - 8590760-interior11-800.jpg
- ![8590760-interior07-800.jpg](/listings/photos/131515514/1440215) - 8590760-interior07-800.jpg
- ![8590760-interior14-800.jpg](/listings/photos/131515514/1440216) - 8590760-interior14-800.jpg
- ![8590760-interior01-800.jpg](/listings/photos/131515514/1440217) - 8590760-interior01-800.jpg
- ![8590760-interior09-800.jpg](/listings/photos/131515514/1440218) - 8590760-interior09-800.jpg
- ![8590760-exterior02-800.jpg](/listings/photos/131515514/1440219) - 8590760-exterior02-800.jpg
- ![8590760-interior08-800.jpg](/listings/photos/131515514/1440220) - 8590760-interior08-800.jpg
- ![Lounge.jpg](/listings/photos/131515514/1440222) - Lounge.jpg
- ![Dutton Court- Communal Lounge.JPG](/listings/photos/131515514/1440224) - Dutton Court- Communal Lounge.JPG
- ![Restaurant.jpg](/listings/photos/131515514/1440225) - Restaurant.jpg
- ![8590760-exterior03-800.jpg](/listings/photos/131515514/1440226) - 8590760-exterior03-800.jpg
- ![8590760-exterior04-800.jpg](/listings/photos/131515514/1440227) - 8590760-exterior04-800.jpg
- ![8590760-exterior06-800.jpg](/listings/photos/131515514/1440228) - 8590760-exterior06-800.jpg

## Floorplans

- ![8590760.jpg](/listings/photos/131515514/1440229) - 8590760.jpg

## EPC Graphs

- ![EE Rating](/listings/photos/131515514/1440230) - EE Rating

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| DUTTON COURT FLAT 32 STATION APPROACH, CHEADLE HULME, CHEADLE, STOCKPORT, GREATER MANCHESTER, SK8 5BF | £245,000 | 05/12/2016 | Flat |
| DUTTON COURT FLAT 32 STATION APPROACH, CHEADLE HULME, CHEADLE, STOCKPORT, GREATER MANCHESTER, SK8 5BF | £269,950 | 28/02/2014 | 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 |
|---------|-------|------|------|
| DUTTON COURT FLAT 41 STATION APPROACH, CHEADLE HULME, CHEADLE, STOCKPORT, GREATER MANCHESTER, SK8 5BF | £270,000 | 19/10/2023 | Flat |
| DUTTON COURT FLAT 26 STATION APPROACH, CHEADLE HULME, CHEADLE, STOCKPORT, GREATER MANCHESTER, SK8 5BF | £150,000 | 13/07/2023 | Flat |
| DUTTON COURT FLAT 4 STATION APPROACH, CHEADLE HULME, CHEADLE, STOCKPORT, GREATER MANCHESTER, SK8 5BF | £200,000 | 14/06/2023 | Flat |
| DUTTON COURT FLAT 58 STATION APPROACH, CHEADLE HULME, CHEADLE, STOCKPORT, GREATER MANCHESTER, SK8 5BF | £195,000 | 10/02/2023 | Flat |
| DUTTON COURT FLAT 39 STATION APPROACH, CHEADLE HULME, CHEADLE, STOCKPORT, GREATER MANCHESTER, SK8 5BF | £200,000 | 01/12/2022 | Flat |
| DUTTON COURT FLAT 36 STATION APPROACH, CHEADLE HULME, CHEADLE, STOCKPORT, GREATER MANCHESTER, SK8 5BF | £180,000 | 30/09/2022 | Flat |
| DUTTON COURT FLAT 44 STATION APPROACH, CHEADLE HULME, CHEADLE, STOCKPORT, GREATER MANCHESTER, SK8 5BF | £305,000 | 30/09/2022 | Flat |
| DUTTON COURT FLAT 45 STATION APPROACH, CHEADLE HULME, CHEADLE, STOCKPORT, GREATER MANCHESTER, SK8 5BF | £270,000 | 12/09/2022 | Flat |
| DUTTON COURT FLAT 11 STATION APPROACH, CHEADLE HULME, CHEADLE, STOCKPORT, GREATER MANCHESTER, SK8 5BF | £210,000 | 29/07/2022 | Flat |
| DUTTON COURT FLAT 52 STATION APPROACH, CHEADLE HULME, CHEADLE, STOCKPORT, GREATER MANCHESTER, SK8 5BF | £175,000 | 28/07/2022 | Flat |
| DUTTON COURT FLAT 50 STATION APPROACH, CHEADLE HULME, CHEADLE, STOCKPORT, GREATER MANCHESTER, SK8 5BF | £193,000 | 30/06/2022 | Flat |
| DUTTON COURT FLAT 2 STATION APPROACH, CHEADLE HULME, CHEADLE, STOCKPORT, GREATER MANCHESTER, SK8 5BF | £197,500 | 15/06/2022 | Flat |
| DUTTON COURT FLAT 18 STATION APPROACH, CHEADLE HULME, CHEADLE, STOCKPORT, GREATER MANCHESTER, SK8 5BF | £190,000 | 13/05/2022 | Flat |
| DUTTON COURT FLAT 55 STATION APPROACH, CHEADLE HULME, CHEADLE, STOCKPORT, GREATER MANCHESTER, SK8 5BF | £185,000 | 25/03/2022 | Flat |
| DUTTON COURT FLAT 14 STATION APPROACH, CHEADLE HULME, CHEADLE, STOCKPORT, GREATER MANCHESTER, SK8 5BF | £295,000 | 18/02/2022 | Flat |
| DUTTON COURT FLAT 16 STATION APPROACH, CHEADLE HULME, CHEADLE, STOCKPORT, GREATER MANCHESTER, SK8 5BF | £210,000 | 19/01/2022 | Flat |
| DUTTON COURT FLAT 22 STATION APPROACH, CHEADLE HULME, CHEADLE, STOCKPORT, GREATER MANCHESTER, SK8 5BF | £200,000 | 14/01/2022 | Flat |
| DUTTON COURT FLAT 35 STATION APPROACH, CHEADLE HULME, CHEADLE, STOCKPORT, GREATER MANCHESTER, SK8 5BF | £192,000 | 25/10/2021 | Flat |

**Area average:** £212,083 (18 sales)

## Price vs local average

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

- **Local average:** £189,167 (26 Flat, SK8, 2024–2026)
- **Deviation:** +8.4%

## Rental Range

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

- **Low:** £995/mo
- **Realistic:** £1,105/mo
- **Optimistic:** £1,216/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for West Pennine (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £449/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 Flat, Fabrick, SK8 | £1,200/mo | 2 | 0.07 miles | OpenRent |
| 2 Bed Flat, Station Road, SK8 | £1,050/mo | 2 | 0.19 miles | OpenRent |
| 2 Bed Flat, Ravenoak Road, SK8 | £1,295/mo | 2 | 0.55 miles | OpenRent |
| 2 Bed Flat, Warren Close, SK7 | £1,150/mo | 2 | 0.72 miles | OpenRent |

**Average rent: £1,174/mo (4 listings)**

## 1% Rule

- **Rent ratio:** 0.57% (weak for cashflow)
- **Max investor price (0.8%):** £146,875
- **Target investor price (1%):** £117,500

*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 OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £1,175/mo).*

- **Gross yield:** 6.9%
- **Cost-to-rent:** 14.5×
- **Monthly cashflow:** £225/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 4.5%

*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:** £2,662/m²

## Capital growth trend

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

- **5y growth:** 64.3%
- **10y growth:** 40.8%

## House Price Index (HM Land Registry)

*Official index for Stockport; Flats and maisonettes series; as of May 2026.*

- **1y growth (index):** 1.9%
- **5y growth (index):** 14.2%
- **10y growth (index):** 45.6%

## 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)