# 2 bedroom apartment for sale (SK9 3BT) ## Property Details | Key | Value | |-----|-------| | Address | 21 THE RACE, WILMSLOW, HANDFORTH, CHESHIRE EAST SK9 3BT | | Price | £175,000 | | Bedrooms | 2 | | Bathrooms | 1 | | Council tax | B | | Construction age | England and Wales: 1967-1975 | | Floor area | 51 m² | | Last sold | £110,000 Aug 2015 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** C - **Expiry date:** 03/08/2035 - **Current heating cost:** £480/year - **Est. upgrade cost to C:** £8,798 ### Recommendations - B (£900 - £1,500) - W2 (£5,000 - £10,000) - E (£90 - £105) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/5300-4345-0422-1505-3853) ## Description Enquire quoting ref 25077 to book a viewing online and connect to the local agent. The Property A great opportunity to own a spacious ground floor, 2 Bedroom Apartment situated just off the ever-popular Caldy Road with your own private South Facing garden that back on to River Dean and an allocated parking space. A great first-time buyer opportunity. The property: Private entrance porch leading to the living room. · Lounge – spacious lounge, laminated flooring with built in cupboard overlooking the front of the home. · Kitchen – Modern kitchen with laminated flooring and space for under counter fridge and freezer, space for washing machine and electric hob/oven. There is a sink with a mixer tap and window looking into the porch, · Inner hallway leading to: o Main Bedroom – French doors into the garden, laminated flooring and built in wardrobes. o Double Bedroom – window to rear, laminated flooring and built in cupboard with boiler. o Bathroom – Fitted bathroom, fully tiled with walk in shower, basin with mixer tap, W/C and window to the rear. o Large Storage cupboard. To the front of the property there is an outside storage cupboard. There is a patio area and a front garden. To the rear there is a larger than average South Facing Garden looking into beautiful Woodland. The property is a Leasehold with 126 years remaining, The rent is Peppercorn and there are NO service charges Location In a great location close to Handforth Train Station and within walking distance of Handforth Village, Handforth Dean and Stanley Green, convenient for transport in to Manchester City Centre, Stockport and the beautiful Cheshire Countryside, Styal Mill Country Park is a stones throw from Handforth. In recent years neighbouring Handforth Dean/Stanley Green has grown to become a thriving Business Hub offering a large variety of employment opportunities. There is the popular Wilmslow Farmers Market which is bustling with Arts, Antiques, Crafts, Food and Drink as well as a Makers Market in the neighbouring Heald Green. Locally there are many Independent and State Primary and Secondary Schools and access points to the North West Motorway network system. Manchester International Airport and some of Cheshire's finest countryside are close at hand. The New Manchester Airport Relief Road is a short Drive offering access to Manchester, Hazel Grove, Poynton, Bramhall, Heald Green, Cheadle, Cheadle Hulme to name a few. Disclaimer These particulars do not constitute or form part of an offer or contract nor may they be regarded as representations. All dimensions are approximate for guidance only, their accuracy cannot be confirmed. Reference to appliances and/or services does not imply that they are necessarily in working order or fit for purpose or included in the Sale. Buyers are advised to obtain verification from their solicitors as to the tenure if the property, as well as fixtures and fittings and where the property has been extended/converted as to planning approval and building regulations. All interested parties must themselves verify their accuracy. Property enquiries and viewings are managed by OpenMoov. Disclaimer: Sales: The information provided about this property does not constitute or form part of an offer or contract, nor may be it be regarded as representations. All interested parties must verify accuracy and your solicitor must verify tenure/lease information, fixtures & fittings and, where the property has been extended/converted, planning/building regulation consents. All dimensions are approximate and quoted for guidance only as are floor plans which are not to scale and their accuracy cannot be confirmed. Reference to appliances and/or services does not imply that they are necessarily in working order or fit for the purpose. Council tax rates have been obtained via the owner or VOA.gov and should be verified by your solicitor on purchase. Lettings: The information provided about this property does not constitute or form part of an offer or contract, nor may it be regarded as representations. All interested parties must verify accuracy. All dimensions are approximate and quoted for guidance only as are floor plans which are not to scale and their accuracy cannot be confirmed. Referencing requirements will apply, a holding deposit of 1 weeks rent and a full deposit of up to 5 weeks rent. Council tax rates have been obtained via the owner or VOA.gov and should be verified prior to entering a tenancy agreement. ## Property Photos - ![Photo](/listings/photos/88963131/575636) - ![Photo](/listings/photos/88963131/575637) - ![Photo](/listings/photos/88963131/575638) - ![Photo](/listings/photos/88963131/575639) - ![Photo](/listings/photos/88963131/575640) - ![Photo](/listings/photos/88963131/575641) - ![Photo](/listings/photos/88963131/575642) - ![Photo](/listings/photos/88963131/575643) - ![Photo](/listings/photos/88963131/575644) - ![Photo](/listings/photos/88963131/575645) - ![Photo](/listings/photos/88963131/575646) - ![Photo](/listings/photos/88963131/575647) - ![Photo](/listings/photos/88963131/575648) - ![Photo](/listings/photos/88963131/575649) ## Floorplans - ![Floorplan 1](/listings/photos/88963131/575650) - Floorplan 1 ## FENSA Certificates This property has 1 FENSA certificate(s) on record. ### FENSA Certificate #7673551 - **Address:** 21 The Race, Handforth, SK9 3BT - **Certificate Issued:** 27/09/2010 - **Work Completed:** 06/07/2010 - **Items:** 4 window(s), 1 door(s) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 21 THE RACE, HANDFORTH, WILMSLOW, CHESHIRE EAST, SK9 3BT | £110,000 | 07/08/2015 | 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 | |---------|-------|------|------| | 34 FINSBURY WAY, HANDFORTH, WILMSLOW, CHESHIRE EAST, SK9 3AQ | £161,950 | 18/12/2025 | Flat | | 38 CALDY ROAD, HANDFORTH, WILMSLOW, CHESHIRE EAST, SK9 3BY | £160,500 | 14/11/2025 | Flat | | FERNDALE FLAT 19 STATION ROAD, HANDFORTH, WILMSLOW, CHESHIRE EAST, SK9 3AB | £80,000 | 20/11/2023 | Flat | | 40 CALDY ROAD, HANDFORTH, WILMSLOW, CHESHIRE EAST, SK9 3BY | £171,000 | 16/11/2022 | Flat | | FERNDALE FLAT 26 STATION ROAD, HANDFORTH, WILMSLOW, CHESHIRE EAST, SK9 3AB | £77,500 | 10/11/2022 | Flat | | 108 CALDY ROAD, HANDFORTH, WILMSLOW, CHESHIRE EAST, SK9 3BU | £165,000 | 04/11/2022 | Flat | | FERNDALE FLAT 5 STATION ROAD, HANDFORTH, WILMSLOW, CHESHIRE EAST, SK9 3AB | £69,950 | 26/09/2022 | Flat | | 132 CALDY ROAD, HANDFORTH, WILMSLOW, CHESHIRE EAST, SK9 3BS | £140,000 | 24/08/2022 | Flat | | FERNDALE FLAT 31 STATION ROAD, HANDFORTH, WILMSLOW, CHESHIRE EAST, SK9 3AB | £65,000 | 17/08/2022 | Flat | | FERNDALE FLAT 36 STATION ROAD, HANDFORTH, WILMSLOW, CHESHIRE EAST, SK9 3AB | £71,000 | 20/07/2022 | Flat | | 42 CALDY ROAD, HANDFORTH, WILMSLOW, CHESHIRE EAST, SK9 3BY | £157,000 | 05/07/2022 | Flat | | 5 THE RACE, HANDFORTH, WILMSLOW, CHESHIRE EAST, SK9 3BT | £160,000 | 05/07/2022 | Flat | | FERNDALE FLAT 14 STATION ROAD, HANDFORTH, WILMSLOW, CHESHIRE EAST, SK9 3AB | £80,000 | 31/05/2022 | Flat | | 162 CALDY ROAD, HANDFORTH, WILMSLOW, CHESHIRE EAST, SK9 3BS | £122,000 | 20/05/2022 | Flat | | FERNDALE FLAT 12 STATION ROAD, HANDFORTH, WILMSLOW, CHESHIRE EAST, SK9 3AB | £76,000 | 09/05/2022 | Flat | | 106 CALDY ROAD, HANDFORTH, WILMSLOW, CHESHIRE EAST, SK9 3BU | £148,000 | 29/03/2022 | Flat | | 160 CALDY ROAD, HANDFORTH, WILMSLOW, CHESHIRE EAST, SK9 3BS | £156,000 | 25/03/2022 | Flat | | FERNDALE FLAT 3 STATION ROAD, HANDFORTH, WILMSLOW, CHESHIRE EAST, SK9 3AB | £76,000 | 04/03/2022 | Flat | | 72 CALDY ROAD, HANDFORTH, WILMSLOW, CHESHIRE EAST, SK9 3BY | £160,000 | 02/03/2022 | Flat | | 2 FINSBURY WAY, HANDFORTH, WILMSLOW, CHESHIRE EAST, SK9 3AQ | £123,000 | 14/12/2021 | Flat | **Area average:** £120,995 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £238,084 (37 Flat, SK9, 2024–2026) - **Deviation:** -26.5% ## 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):** £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, The Race, SK9 | £950/mo | 2 | 0.01 miles | OpenRent | | 2 Bed Flat, Caldy Road, SK9 | £1,050/mo | 2 | 0.12 miles | OpenRent | | 2 Bed Terraced House, Tilston Walk, SK9 | £1,100/mo | 2 | 0.3 miles | OpenRent | | 2 Bed Flat, Sagars Road, SK9 | £995/mo | 2 | 0.32 miles | OpenRent | | 2 Bed Flat, Chamberlain Drive, SK9 | £1,100/mo | 2 | 0.37 miles | OpenRent | | 2 Bed Terraced House, Howty Close, SK9 | £1,080/mo | 2 | 0.38 miles | OpenRent | | 2 Bed Bungalow, Rainow Way, SK9 | £1,150/mo | 2 | 0.46 miles | OpenRent | **Average rent: £1,061/mo (7 listings)** ## 1% Rule - **Rent ratio:** 0.62% (weak for cashflow) - **Max investor price (0.8%):** £135,000 - **Target investor price (1%):** £108,000 *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 £1,080/mo).* - **Gross yield:** 7.4% - **Cost-to-rent:** 13.5× - **Monthly cashflow:** £258/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 6.1% *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:** £3,431/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -4.3% - **10y growth:** 38% ## House Price Index (HM Land Registry) *Official index for Cheshire East; Flats and maisonettes series; as of March 2026.* - **1y growth (index):** -3.5% - **5y growth (index):** 9.4% - **10y growth (index):** 33.2% ## 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)