For sale Penthouse

23 ST HILARYS PARK

ALDERLEY EDGE, ALDERLEY EDGE, CHESHIRE SK9 7DA

3 beds 2 baths Listed 15 Apr 2026 (-56d)

£625,000

Guide Price

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# 3 bedroom penthouse for sale (SK9 7DA)

## Property Details

| Key | Value |
|-----|-------|
| Address | 23 ST HILARYS PARK, ALDERLEY EDGE, ALDERLEY EDGE, CHESHIRE SK9 7DA |
| Price | £625,000 |
| Bedrooms | 3 |
| Bathrooms | 2 |
| Council tax | G |
| Last sold | £525,000 Aug 2006 |

## Description

The accommodation is both spacious and thoughtfully arranged, comprising a welcoming communal entrance hall leading to a private entrance hall, an elegant dining hall ideal for entertaining, and a generous lounge bathed in natural light. The fully fitted breakfast kitchen is designed for both practicality and style, providing an excellent space for everyday living. The principal bedroom suite benefits from a contemporary en suite shower room, while two further well-proportioned bedrooms are served by a stylish family bathroom complete with a separate shower. Notably, all principal rooms enjoy the spectacular far-reaching views, enhancing the sense of space and tranquillity throughout.

Further benefits include gas-fired central heating, double glazing, three allocated parking spaces, and access to well-maintained communal gardens.

This outstanding penthouse represents a rare combination of luxury, space, and location. Early internal inspection is strongly recommended to fully appreciate the quality and setting of this impressive home.

## Property Photos

- ![Photo](/listings/photos/174488204/128542)
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## Floorplans

- ![Floorplan 1](/listings/photos/174488204/128557) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/174488204/128558) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 23 ST HILARYS PARK, ALDERLEY EDGE, MACCLESFIELD, CHESHIRE, SK9 7DA | £525,000 | 18/08/2006 | Flat |
| 23 ST HILARYS PARK, ALDERLEY EDGE, MACCLESFIELD, CHESHIRE, SK9 7DA | £425,000 | 13/12/2005 | Flat |
| 23 ST HILARYS PARK, ALDERLEY EDGE, MACCLESFIELD, CHESHIRE, SK9 7DA | £509,000 | 27/06/2003 | 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 |
|---------|-------|------|------|
| [Same street] 10 ST HILARYS PARK, ALDERLEY EDGE, CHESHIRE EAST, SK9 7DA | £492,500 | 04/04/2023 | Flat |
| [Same street] 27 ST HILARYS PARK, ALDERLEY EDGE, CHESHIRE EAST, SK9 7DA | £685,000 | 31/10/2022 | Flat |
| [Same street] 30 ST HILARYS PARK, ALDERLEY EDGE, CHESHIRE EAST, SK9 7DA | £549,950 | 16/06/2022 | Terraced |
| [Same street] 6 ST HILARYS PARK, ALDERLEY EDGE, CHESHIRE EAST, SK9 7DA | £580,000 | 10/06/2022 | Flat |
| [Same street] 12 ST HILARYS PARK, ALDERLEY EDGE, CHESHIRE EAST, SK9 7DA | £935,000 | 23/05/2022 | Flat |
| ALDERLEY EDGE DELIVERY OFFICE MACCLESFIELD ROAD, ALDERLEY EDGE, CHESHIRE EAST, SK9 7BQ | £625,000 | 11/05/2022 | Other |
| [Same street] 17 ST HILARYS PARK, ALDERLEY EDGE, CHESHIRE EAST, SK9 7DA | £577,500 | 24/01/2022 | Flat |
| [Same street] 10 ST HILARYS PARK, ALDERLEY EDGE, CHESHIRE EAST, SK9 7DA | £436,500 | 10/12/2021 | Flat |
| 10 CONGLETON ROAD, ALDERLEY EDGE, CHESHIRE EAST, SK9 7AA | £41,600 | 29/07/2021 | Other |

**Street average:** £608,064 (7 sales)
**Area average:** £333,300 (2 sales)

## Price vs local average

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

- **Local average:** £837,551 (8 Other, SK9, 2024–2026)
- **Deviation:** -25.4%

## Rental Range

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

- **Low:** £878/mo
- **Realistic:** £975/mo
- **Optimistic:** £1,073/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £504/mo

## 1% Rule

- **Rent ratio:** 0.16% (weak for cashflow)
- **Max investor price (0.8%):** £121,875
- **Target investor price (1%):** £97,500

*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:** 253.1%
- **10y growth:** 443.1%

## House Price Index (HM Land Registry)

*Official index for Cheshire East; All dwelling types series; as of March 2026.*

- **1y growth (index):** 1.3%
- **5y growth (index):** 22.9%
- **10y growth (index):** 52.2%

## 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)

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Property details

Tenure

LEASEHOLD

Council tax band

Last sold

£525,000 Aug 2006

Local average

£837,551 (-25.4%)

Deprivation

Decile 10 (32,862 of 33,755)

Street crime

22 incidents within 1 mile (Apr 2026)

Additional details

Electricity: Mains supply
Broadband: FTTC (fibre to the cabinet)
Water: Mains supply
Sewerage: Mains supply
Heating: Gas central
Accessibility: Lateral living, Step-free access
Parking: Allocated
Garden: Yes
Listed property: No
Restrictions: No
Required access: No
Rights of way: No
Flooded in last 5 years: No
Flood defences: No

Description

An exceptional opportunity to acquire this luxuriously appointed three-bedroom, two-bathroom penthouse apartment, offering expansive and beautifully presented accommodation, ready for immediate occupation. Positioned to take full advantage of its elevated setting, the property enjoys breathtaking westerly views across the Cheshire Plain, creating a truly remarkable living environment.
The accommodation is both spacious and thoughtfully arranged, comprising a welcoming communal entrance hall leading to a private entrance hall, an elegant dining hall ideal for entertaining, and a generous lounge bathed in natural light. The fully fitted breakfast kitchen is designed for both practicality and style, providing an excellent space for everyday living. The principal bedroom suite benefits from a contemporary en suite shower room, while two further well-proportioned bedrooms are served by a stylish family bathroom complete with a separate shower. Notably, all principal rooms enjoy the spectacular far-reaching views, enhancing the sense of space and tranquillity throughout.
Further benefits include gas-fired central heating, double glazing, three allocated parking spaces, and access to well-maintained communal gardens.
This outstanding penthouse represents a rare combination of luxury, space, and location. Early internal inspection is strongly recommended to fully appreciate the quality and setting of this impressive home.

Listed by

Alderley Edge

Michael J Chapman

Reference: 174488204

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC 1

Price history

3% since 2003

Event	Date	Price	% change
Listed for sale	—	£625,000	+19%
Sold	18/08/2006 (19 years ago)	£525,000	+23.5%
Sold	13/12/2005 (20 years ago)	£425,000	-16.5%
Sold	27/06/2003 (22 years ago)	£509,000	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

Same street and nearby sales within 0.25 miles (last 5 years). Data from Land Registry Price Paid.

Address	Price	Date	Type
Same street 10 ST HILARYS PARK, ALDERLEY EDGE, CHESHIRE EAST, SK9 7DA	£492,500	04/04/2023	Flat
Same street 27 ST HILARYS PARK, ALDERLEY EDGE, CHESHIRE EAST, SK9 7DA	£685,000	31/10/2022	Flat
Same street 30 ST HILARYS PARK, ALDERLEY EDGE, CHESHIRE EAST, SK9 7DA	£549,950	16/06/2022	Terraced
Same street 6 ST HILARYS PARK, ALDERLEY EDGE, CHESHIRE EAST, SK9 7DA	£580,000	10/06/2022	Flat
Same street 12 ST HILARYS PARK, ALDERLEY EDGE, CHESHIRE EAST, SK9 7DA	£935,000	23/05/2022	Flat
ALDERLEY EDGE DELIVERY OFFICE MACCLESFIELD ROAD, ALDERLEY EDGE, CHESHIRE EAST, SK9 7BQ	£625,000	11/05/2022	Other
Same street 17 ST HILARYS PARK, ALDERLEY EDGE, CHESHIRE EAST, SK9 7DA	£577,500	24/01/2022	Flat
Same street 10 ST HILARYS PARK, ALDERLEY EDGE, CHESHIRE EAST, SK9 7DA	£436,500	10/12/2021	Flat
10 CONGLETON ROAD, ALDERLEY EDGE, CHESHIRE EAST, SK9 7AA	£41,600	29/07/2021	Other

Street average: £608,064 (7 sales)

Area average: £333,300 (2 sales)

Capital growth trend

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

5y growth 253.1%

10y growth 443.1%

House Price Index (HM Land Registry — official index, not sold-price averages): Cheshire East. Series: All dwelling types. As of March 2026.

1y (index) 1.3%

5y (index) 22.9%

10y (index) 52.2%

Rental Range

Estimated market rent for Cheshire East. Low = conservative, Realistic = average, Optimistic = best case.

Low £878/mo

Realistic £975/mo

Optimistic £1,073/mo

Based on Local Authority from postcode lookup → Cheshire East.

LHA (30th percentile) floor for West Pennine: £504/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View SK9 7DA

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Shop	Murphy's Barber Shop	0.1 miles
Shop	Coggles	0.1 miles
Bus stop	Alderley Edge, London Road / Nat West Bank	0.1 miles
Train station	Alderley Edge	0.4 miles
Hospital	Soss Moss Hospital	1.6 miles
Hospital	The Wilmslow Hospital	1.8 miles
Train station	Wilmslow	2.0 miles
University	University of Manchester Fallowfield Campus	10.1 miles
University	Fallowfield Reception and Richmond Amenities Building	10.1 miles

Street-level crime

Category	Count
Violence and sexual offences	7
Drugs	5
Public order	3
Anti-social behaviour	2
Other theft	2
Burglary	1
Criminal damage and arson	1
Robbery	1
Total incidents	22

Within 1 mile during Apr 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
The Ryleys School	Other	0.4 miles	— (No rating)
Alderley Edge Community Primary School	Primary	0.4 miles	— (Inspected (no overall grade))
Alderley Edge School for Girls	Other	0.4 miles	— (No rating)
Nether Alderley Primary School	Primary	0.9 miles	Good — 1 May 2012
Lindow Community Primary School	Primary	1.3 miles	Good — 11 Mar 2014

Rental Comparables

Rental listings exist nearby, but none matched the 3-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.16%

Max investor price (0.8%) £121,875

Target investor price (1%) £97,500

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).