Sold STC Detached

SPINDLE HEY

PRIORY LANE, MACCLESFIELD, PRESTBURY, CHESHIRE EAST SK10 4AE

3 beds 2 baths 166 m² Listed 30 May 2019 (-2620d)

£525,000

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# 3 bedroom detached house for sale (SK10 4AE)

## Property Details

| Key | Value |
|-----|-------|
| Address | SPINDLE HEY, PRIORY LANE, MACCLESFIELD, PRESTBURY, CHESHIRE EAST SK10 4AE |
| Price | £525,000 |
| Bedrooms | 3 |
| Bathrooms | 2 |
| Last sold | £525,000 Aug 2019 |

## Description

Nestled upon glorious plot with a deep frontage and an extensive and very private 100ft rear garden is this spacious 1930s detached home.  The property is located within the Prestbury boundary, just past the entrance to the rugby club and hence it is within the catchment area for Prestbury Primary School - approximately one mile away.  It is also convenient for Macclesfield town centre and Fallibroome Academy is within walking distance.   In brief the accommodation comprises; entrance porch, impressive open plan dining hallway with a turning staircase, which in turn opens directly into the large 26ft extended living room.  At ground floor level there is also a breakfast kitchen with an adjoining utility room and a ground floor wc.  Further accommodation is provided within the conservatory to the side of the living room.    At first floor level there are three double bedrooms and a family bathroom - the master bedroom is a great size with enough space for a dressing room area etc.  As mentioned, there are stunning gardens with large private lawns and a long driveway, which is well-screened from the road.  There is also an integral garage.  The size of the plot would certainly allow for an extension, should the incoming purchaser need more living/bedroom space (subject to planning/building permission. Viewing highly recommended - no onward chain.

## Property Photos

- ![Front](/listings/photos/62651871/266965) - Front
- ![Rear Elevation](/listings/photos/62651871/266966) - Rear Elevation
- ![Dining Area](/listings/photos/62651871/266967) - Dining Area
- ![Living Room Area](/listings/photos/62651871/266968) - Living Room Area
- ![Bedroom One](/listings/photos/62651871/266969) - Bedroom One
- ![Lawn](/listings/photos/62651871/266970) - Lawn
- ![Driveway](/listings/photos/62651871/266971) - Driveway
- ![Front](/listings/photos/62651871/266972) - Front
- ![Dining Area](/listings/photos/62651871/266973) - Dining Area
- ![Living Room](/listings/photos/62651871/266974) - Living Room
- ![Fireplace](/listings/photos/62651871/266975) - Fireplace
- ![Living Room Area](/listings/photos/62651871/266976) - Living Room Area
- ![Breakfast Kitchen](/listings/photos/62651871/266977) - Breakfast Kitchen
- ![Utility Room](/listings/photos/62651871/266978) - Utility Room
- ![Landing](/listings/photos/62651871/266979) - Landing
- ![Bathroom](/listings/photos/62651871/266980) - Bathroom
- ![Bedroom Three](/listings/photos/62651871/266981) - Bedroom Three
- ![Bedroom One](/listings/photos/62651871/266982) - Bedroom One
- ![Front Aspect](/listings/photos/62651871/266983) - Front Aspect
- ![Patio](/listings/photos/62651871/266984) - Patio
- ![Feature](/listings/photos/62651871/266985) - Feature
- ![Front Garden](/listings/photos/62651871/266986) - Front Garden

## Floorplans

- ![Floorplan 1](/listings/photos/62651871/266987) - Floorplan 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| SPINDLE HEY PRIORY LANE, PRESTBURY, MACCLESFIELD, CHESHIRE EAST, SK10 4AE | £525,000 | 22/08/2019 | 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 |
|---------|-------|------|------|
| 25 GRANGELANDS, MACCLESFIELD, CHESHIRE EAST, SK10 4AB | £370,000 | 14/08/2025 | Detached |
| UPWAY PRIORY LANE, PRESTBURY, MACCLESFIELD, CHESHIRE EAST, SK10 4AE | £375,000 | 24/04/2023 | Detached |
| 13 GRANGELANDS, MACCLESFIELD, CHESHIRE EAST, SK10 4AB | £335,000 | 12/08/2022 | Detached |

**Area average:** £360,000 (3 sales)

## Price vs local average

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

- **Local average:** £831,857 (92 Detached, SK10, 2024–2026)
- **Deviation:** -36.9%

## 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).*

- **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 End Terrace, Salop Walk, SK10 | £1,250/mo | 3 | 0.1 miles | OpenRent |
| 3 Bed End Terrace, Stafford Walk, SK10 | £1,250/mo | 3 | 0.16 miles | OpenRent |
| 3 Bed End Terrace, Victoria Road, SK10 | £1,625/mo | 3 | 1.04 miles | OpenRent |

**Average rent: £1,375/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.24% (weak for cashflow)
- **Max investor price (0.8%):** £156,250
- **Target investor price (1%):** £125,000

*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 £1,250/mo).*

- **Gross yield:** 2.9%
- **Cost-to-rent:** 35×
- **Monthly cashflow:** £-968/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -7.6%

*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).*

## 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)

Front Rear Elevation Dining Area Living Room Area Bedroom One Lawn Driveway Front Dining Area Living Room Fireplace Living Room Area Breakfast Kitchen Utility Room Landing Bathroom Bedroom Three Bedroom One Front Aspect Patio Feature Front Garden

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Property details

Floor area

166 m²

Last sold

£525,000 Aug 2019

Local average

£831,857 (-36.9%)

Deprivation

Decile 10 (32,574 of 33,755)

Street crime

91 incidents within 1 mile (May 2026)

Key features

Bay fronted detached home
Huge plot
Open plan living space
Large conservatory
Breakfast kitchen and utility
26ft master bedroom
Large lawned garden of around 100ft
Plenty of off road parking and garage
No Chain
Handy for Prestbury Village and Fallibroome

Additional details

Parking: Yes
Garden: Yes

Description

Nestled upon glorious plot with a deep frontage and an extensive and very private 100ft rear garden is this spacious 1930s detached home. The property is located within the Prestbury boundary, just past the entrance to the rugby club and hence it is within the catchment area for Prestbury Primary School - approximately one mile away. It is also convenient for Macclesfield town centre and Fallibroome Academy is within walking distance. In brief the accommodation comprises; entrance porch, impressive open plan dining hallway with a turning staircase, which in turn opens directly into the large 26ft extended living room. At ground floor level there is also a breakfast kitchen with an adjoining utility room and a ground floor wc. Further accommodation is provided within the conservatory to the side of the living room. At first floor level there are three double bedrooms and a family bathroom - the master bedroom is a great size with enough space for a dressing room area etc. As mentioned, there are stunning gardens with large private lawns and a long driveway, which is well-screened from the road. There is also an integral garage. The size of the plot would certainly allow for an extension, should the incoming purchaser need more living/bedroom space (subject to planning/building permission. Viewing highly recommended - no onward chain.

Listed by

Macclesfield

Whittaker & Biggs

Reference: 62651871

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

Price history

Event	Date	Price	% change
Sold	22/08/2019 (6 years ago)	£525,000	—

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
25 GRANGELANDS, MACCLESFIELD, CHESHIRE EAST, SK10 4AB	£370,000	14/08/2025	Detached
UPWAY PRIORY LANE, PRESTBURY, MACCLESFIELD, CHESHIRE EAST, SK10 4AE	£375,000	24/04/2023	Detached
13 GRANGELANDS, MACCLESFIELD, CHESHIRE EAST, SK10 4AB	£335,000	12/08/2022	Detached

Area average: £360,000 (3 sales)

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: £992/mo (Apr 2025 – Mar 2026)

Location

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

Address

89 Priory Lane

Nearby

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

Type	Name	Distance
Bus stop	Upton Priory, Priory Lane / Spindle Hey	0.0 miles
Shop	Co-op Food Stores	0.3 miles
Shop	Bargain Booze	0.3 miles
Hospital	Macclesfield District General Hospital	1.0 miles
Hospital	Rosemount Resource Centre	1.0 miles
Train station	Prestbury	1.5 miles
Train station	Macclesfield	1.7 miles
University	University of Derby, Buxton	10.0 miles

Street-level crime

Category	Count
Violence and sexual offences	43
Public order	10
Criminal damage and arson	8
Shoplifting	8
Anti-social behaviour	6
Other crime	5
Drugs	4
Burglary	2
Other theft	2
Vehicle crime	2
Possession of weapons	1
Total incidents	91

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
Upton Priory School	Primary	0.1 miles	Good — 28 Jan 2015
The Fallibroome Academy	Secondary	0.2 miles	Good — 16 Feb 2023
The King's School In Macclesfield	Other	0.5 miles	— (No rating)
St Alban's Catholic Primary School, A Voluntary Academy	Primary	0.5 miles	Outstanding — 26 Nov 2014
Whirley Primary School	Primary	0.9 miles	Good — 14 Apr 2011

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 End Terrace, Salop Walk, SK10	£1,250/mo	3	0.1 miles	OpenRent
3 Bed End Terrace, Stafford Walk, SK10	£1,250/mo	3	0.16 miles	OpenRent
3 Bed End Terrace, Victoria Road, SK10	£1,625/mo	3	1.04 miles	OpenRent

Average rent: £1,375/mo (3 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.24%

Max investor price (0.8%) £156,250

Target investor price (1%) £125,000

Gross yield 2.9%

Cost-to-rent ratio 35×

Monthly cashflow £-968/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -7.6%

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).