Sold Detached

Withinlee Brow

WITHINLEE ROAD, MACCLESFIELD, MOTTRAM ST ANDREW, CHESHIRE EAST SK10 4QE

326 m² Listed 26 May 2012 (-5180d)

£1,595,000

Guide Price

Reduced on 11 Sep 2012

Save

# 7 bedroom detached house for sale (SK10 4QE)

## Property Details

| Key | Value |
|-----|-------|
| Address | WITHINLEE BROW, WITHINLEE ROAD, MACCLESFIELD, MOTTRAM ST ANDREW, CHESHIRE EAST SK10 4QE |
| Price | £1,595,000 |
| Last sold | £1,427,100 Jul 2014 |

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** D
- **Expiry date:** 27/07/2021 — **EXPIRED** (no longer valid for marketing or letting)
- **Current heating cost:** £3,180/year

### Recommendations
- B (?100 - ?300)
- E (?153)
- I (?1,500 - ?3,500)
- O (?2,500 - ?6,500)
- U (?11,000 - ?20,000)
- V (?1,500 - ?4,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8603-0888-1829-1226-3393)

## Description

**A 6 bedroom family house standing in approximately 3 acres of prime 'Golden Triangle' countryside with stunning rural views & separate ancillary accommodation**

House comprising: -

Entrance Hall, Cloakroom/WC, Drawing Room, Dining Room, Garden Room, Snug, Breakfast Kitchen, Master Bedroom with En Suite Bathroom, Five further Bedrooms, Two Family Bathrooms.

Detached Outbuilding comprising: -

Double Garage, Workshop, Two Stables, Tack Room, WC, Boiler Room.

Large Apartment above the Detached Outbuilding, comprising: -

Living Room, Kitchen, Bedroom, Bathroom, WC.

Gardens extending to approximately 3 Acres.

## Property Photos

- ![Withinlee Brow](/listings/photos/34463857/1613023) - Withinlee Brow
- ![Detached Outbuilding](/listings/photos/34463857/1613024) - Detached Outbuilding
- ![Drawing Room](/listings/photos/34463857/1613025) - Drawing Room
- ![Dining Room](/listings/photos/34463857/1613026) - Dining Room
- ![Garden Room](/listings/photos/34463857/1613027) - Garden Room
- ![Breakfast Kitchen](/listings/photos/34463857/1613028) - Breakfast Kitchen
- ![Bedroom](/listings/photos/34463857/1613029) - Bedroom
- ![Bathroom](/listings/photos/34463857/1613030) - Bathroom
- ![Shower Room](/listings/photos/34463857/1613031) - Shower Room
- ![Paddock](/listings/photos/34463857/1613032) - Paddock
- ![Gardens](/listings/photos/34463857/1613033) - Gardens
- ![Gardens](/listings/photos/34463857/1613034) - Gardens
- ![Gardens](/listings/photos/34463857/1613035) - Gardens
- ![EPC](/listings/photos/34463857/1613036) - EPC

## Floorplans

- ![Floorplan 1](/listings/photos/34463857/1613037) - Floorplan 1
- ![Floorplan 2](/listings/photos/34463857/1613038) - Floorplan 2
- ![Floorplan 3](/listings/photos/34463857/1613039) - Floorplan 3
- ![Floorplan 4](/listings/photos/34463857/1613040) - Floorplan 4

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| WITHINLEE BROW WITHINLEE ROAD, MOTTRAM ST ANDREW, MACCLESFIELD, CHESHIRE EAST, SK10 4QE | £1,427,100 | 08/07/2014 | 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 |
|---------|-------|------|------|
| [Same street] WILDACRE WITHINLEE ROAD, MOTTRAM ST ANDREW, MACCLESFIELD, CHESHIRE EAST, SK10 4QE | £2,950,000 | 09/05/2023 | Detached |

**Street average:** £2,950,000 (1 sale)

## Price vs local average

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

- **Local average:** £831,857 (92 Detached, SK10, 2024–2026)
- **Deviation:** +91.7%

## Rental Range

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

- **Low:** £884/mo
- **Realistic:** £982/mo
- **Optimistic:** £1,080/mo

## LHA (Local Housing Allowance)

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

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 3 Bed Terraced House, Bollin Mews, SK10 | £1,850/mo | 3 | 1.07 miles | OpenRent |

**Average rent: £1,850/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.12% (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:** 1.4%
- **Cost-to-rent:** 71.8×
- **Monthly cashflow:** £-4,641/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -12%

*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:** £4,893/m²

## Capital growth trend

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

- **5y growth:** 13.4%
- **10y growth:** 29.4%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 0.9%
- **5y growth (index):** 20.9%
- **10y growth (index):** 48.3%

## 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)

Withinlee Brow Detached Outbuilding Drawing Room Dining Room Garden Room Breakfast Kitchen Bedroom Bathroom Shower Room Paddock Gardens Gardens Gardens EPC

/ 14

Property details

Floor area

326 m²

EPC rating

Last sold

£1,427,100 Jul 2014

Price per m²

£4,893/m²

Local average

£831,857 (+91.7%)

Deprivation

Decile 10 (32,574 of 33,755)

Street crime

2 incidents within 1 mile (May 2026)

Additional details

Parking: Yes
Garden: Yes

Description

A 6 bedroom family house standing in approximately 3 acres of prime 'Golden Triangle' countryside with stunning rural views & separate ancillary accommodation

House comprising: -
Entrance Hall, Cloakroom/WC, Drawing Room, Dining Room, Garden Room, Snug, Breakfast Kitchen, Master Bedroom with En Suite Bathroom, Five further Bedrooms, Two Family Bathrooms.

Detached Outbuilding comprising: -
Double Garage, Workshop, Two Stables, Tack Room, WC, Boiler Room.

Large Apartment above the Detached Outbuilding, comprising: -
Living Room, Kitchen, Bedroom, Bathroom, WC.

Gardens extending to approximately 3 Acres.

Listed by

Alderley Edge

Jackson-Stops & Staff

Reference: 34463857

EPC Rating & Upgrade Cost

This certificate expired on 27/07/2021. A new EPC may be required before the property can be marketed or let.

Current rating: E

Potential rating: D

Inspection date: 28/07/2011

Expiry date: 27/07/2021 (expired)

Current heating cost: £3,180/year

Potential heating cost: £2,487/year

EPC E or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Cavity wall insulation (?100 - ?300)
Low energy lighting for all fixed outlets (?153)
Replace boiler with new condensing boiler (?1,500 - ?3,500)
Replace single glazed windows with low-E double glazing (?2,500 - ?6,500)
Solar photovoltaic panels, 2.5 kWp (?11,000 - ?20,000)
Wind turbine (?1,500 - ?4,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

Floorplan 2

Floorplan 3

Floorplan 4

Price history

Event	Date	Price	% change
Sold	08/07/2014 (12 years ago)	£1,427,100	—

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 WILDACRE WITHINLEE ROAD, MOTTRAM ST ANDREW, MACCLESFIELD, CHESHIRE EAST, SK10 4QE	£2,950,000	09/05/2023	Detached

Street average: £2,950,000 (1 sale)

Capital growth trend

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

5y growth 13.4%

10y growth 29.4%

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

1y (index) 0.9%

5y (index) 20.9%

10y (index) 48.3%

Rental Range

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

Low £884/mo

Realistic £982/mo

Optimistic £1,080/mo

Based on Local Authority from postcode lookup → Cheshire East.

LHA (30th percentile) floor for East Cheshire: Apr 2025 – Mar 2026

Location

Map view View on Google Maps View on OpenStreetMap Street View SK10 4QE

Address

Withinlee Road

Nearby

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

Type	Name	Distance
Bus stop	Mottram St Andrew, Old Wilmslow Road / Greendale Lane	0.6 miles
Shop	Hartwoods	0.7 miles
Bus stop	Adders Moss, School Lane / Festival Drive	0.8 miles
Shop	Arthur Burns & Son	0.9 miles
Train station	Prestbury	1.4 miles
Hospital	Rosemount Resource Centre	2.3 miles
Train station	Alderley Edge	2.7 miles
Hospital	Newlands Care Home	9.3 miles
University	University of Manchester Fallowfield Campus	10.9 miles
University	University of Derby, Buxton	10.9 miles

Street-level crime

Category	Count
Anti-social behaviour	1
Violence and sexual offences	1
Total incidents	2

Within 1 mile during May 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 King's School In Macclesfield	Other	0.9 miles	— (No rating)
Prestbury CofE Primary School	Primary	1.1 miles	Good — 12 May 2020
Mottram St Andrew Primary Academy	Primary	1.2 miles	Good — 15 Jul 2015
The Fallibroome Academy	Secondary	1.4 miles	Good — 16 Feb 2023
Upton Priory School	Primary	1.4 miles	Good — 28 Jan 2015

Rental Comparables

Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
3 Bed Terraced House, Bollin Mews, SK10	£1,850/mo	3	1.07 miles	OpenRent

Average rent: £1,850/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.12%

Max investor price (0.8%) £231,250

Target investor price (1%) £185,000

Gross yield 1.4%

Cost-to-rent ratio 71.8×

Monthly cashflow £-4,641/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -12%

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).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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).

Enter House Number

Enter the house number to help us retrieve more accurate pricing history and property data.

Please log in to submit or correct the house number for this listing.