# 3 bedroom house for sale (SK11 9QS) ## Property Details | Key | Value | |-----|-------| | Address | Woodhouse End Road, Gawsworth, Macclesfield, SK11 9QS | | Price | £1,265,000 | | Bedrooms | 3 | | Bathrooms | 2 | | Council tax | G | ## Description Occupying a truly exceptional position within approximately 22.35 acres of beautifully maintained grounds, Acorn Farm is a distinguished detached country residence offering an increasingly rare combination of privacy, character and lifestyle appeal. Set amidst mature gardens, open land and a picturesque ornamental pond, the property also benefits from a superb swimming pool, further enhancing its outstanding leisure and entertaining credentials. This remarkable home enjoys a peaceful rural setting whilst remaining conveniently placed for Gawsworth, Macclesfield and the wider Cheshire countryside. Approached via an elegant tree-lined driveway and framed by established gardens, the property immediately conveys a sense of arrival. The sweeping approach, mature specimen trees and beautifully manicured grounds provide a fitting introduction to a home that has been lovingly cared for and thoughtfully enjoyed over many years. The principal residence extends to approximately 2,500 sq ft of accommodation, complemented by a substantial indoor swimming pool, detached garaging, workshop facilities and a large detached barn, creating a property of significant overall scale and versatility. The accommodation is both spacious and thoughtfully arranged, offering an excellent balance of reception space and practical family living. A welcoming reception hall provides an elegant introduction to the home and creates a natural flow through the principal living areas. At the heart of the residence lies a magnificent lounge, undoubtedly one of the standout features of the home. Combining attractive exposed ceiling beams with breathtaking views across the landscaped grounds, this superb reception room offers a wonderful blend of character and comfort. Large glazed doors open directly onto the terrace and gardens beyond, creating a seamless connection between the home and its idyllic surroundings whilst flooding the room with natural light throughout the day. ## Property Photos - ![ACORN FARM-76.jpg](/listings/photos/90463308/1006796) - ACORN FARM-76.jpg - ![ACORN FARM-24.jpg](/listings/photos/90463308/1006797) - ACORN FARM-24.jpg - ![ACORN FARM-33.jpg](/listings/photos/90463308/1006798) - ACORN FARM-33.jpg - ![ACORN FARM-63.jpg](/listings/photos/90463308/1006799) - ACORN FARM-63.jpg - ![ACORN FARM-119.jpg](/listings/photos/90463308/1006800) - ACORN FARM-119.jpg - ![ACORN FARM-111.jpg](/listings/photos/90463308/1006801) - ACORN FARM-111.jpg - ![ACORN FARM-105.jpg](/listings/photos/90463308/1006802) - ACORN FARM-105.jpg - ![WhatsApp Image 2026-07-01 at 12.28.23.jpeg](/listings/photos/90463308/1006803) - WhatsApp Image 2026-07-01 at 12.28.23.jpeg - ![WhatsApp Image 2026-06-30 at 18.05.45.jpeg](/listings/photos/90463308/1006804) - WhatsApp Image 2026-06-30 at 18.05.45.jpeg - ![ACORN FARM-116.jpg](/listings/photos/90463308/1006805) - ACORN FARM-116.jpg - ![ACORN FARM-123.jpg](/listings/photos/90463308/1006806) - ACORN FARM-123.jpg - ![ACORN FARM-125.jpg](/listings/photos/90463308/1006807) - ACORN FARM-125.jpg - ![ACORN FARM-114.jpg](/listings/photos/90463308/1006808) - ACORN FARM-114.jpg - ![ACORN FARM-130.jpg](/listings/photos/90463308/1006809) - ACORN FARM-130.jpg - ![ACORN FARM-128.jpg](/listings/photos/90463308/1006810) - ACORN FARM-128.jpg - ![ACORN FARM-131.jpg](/listings/photos/90463308/1006811) - ACORN FARM-131.jpg - ![ACORN FARM-93.jpg](/listings/photos/90463308/1006812) - ACORN FARM-93.jpg - ![ACORN FARM-96.jpg](/listings/photos/90463308/1006813) - ACORN FARM-96.jpg - ![ACORN FARM-98.jpg](/listings/photos/90463308/1006814) - ACORN FARM-98.jpg - ![ACORN FARM-97.jpg](/listings/photos/90463308/1006815) - ACORN FARM-97.jpg - ![ACORN FARM-90.jpg](/listings/photos/90463308/1006816) - ACORN FARM-90.jpg - ![ACORN FARM-102.jpg](/listings/photos/90463308/1006817) - ACORN FARM-102.jpg - ![ACORN FARM-103.jpg](/listings/photos/90463308/1006818) - ACORN FARM-103.jpg - ![ACORN FARM-14.jpg](/listings/photos/90463308/1006819) - ACORN FARM-14.jpg - ![ACORN FARM-5.jpg](/listings/photos/90463308/1006820) - ACORN FARM-5.jpg - ![ACORN FARM-85.jpg](/listings/photos/90463308/1006821) - ACORN FARM-85.jpg - ![ACORN FARM-87.jpg](/listings/photos/90463308/1006822) - ACORN FARM-87.jpg - ![ACORN FARM-11.jpg](/listings/photos/90463308/1006823) - ACORN FARM-11.jpg - ![ACORN FARM-45.jpg](/listings/photos/90463308/1006824) - ACORN FARM-45.jpg - ![ACORN FARM-9.jpg](/listings/photos/90463308/1006825) - ACORN FARM-9.jpg - ![ACORN FARM-15.jpg](/listings/photos/90463308/1006826) - ACORN FARM-15.jpg - ![ACORN FARM-20.jpg](/listings/photos/90463308/1006827) - ACORN FARM-20.jpg - ![ACORN FARM-37.jpg](/listings/photos/90463308/1006828) - ACORN FARM-37.jpg - ![ACORN FARM-42.jpg](/listings/photos/90463308/1006829) - ACORN FARM-42.jpg - ![ACORN FARM-62.jpg](/listings/photos/90463308/1006830) - ACORN FARM-62.jpg - ![ACORN FARM-67.jpg](/listings/photos/90463308/1006831) - ACORN FARM-67.jpg - ![ACORN FARM-71.jpg](/listings/photos/90463308/1006832) - ACORN FARM-71.jpg - ![Exterior](/listings/photos/90463308/1006833) - Exterior - ![Exterior](/listings/photos/90463308/1006834) - Exterior - ![ACORN FARM-72.jpg](/listings/photos/90463308/1006835) - ACORN FARM-72.jpg - ![ACORN FARM-78.jpg](/listings/photos/90463308/1006836) - ACORN FARM-78.jpg - ![ACORN FARM-81.jpg](/listings/photos/90463308/1006837) - ACORN FARM-81.jpg - ![ACORN FARM-21.jpg](/listings/photos/90463308/1006838) - ACORN FARM-21.jpg ## Floorplans - ![Floorplan](/listings/photos/90463308/1006839) - Floorplan - ![Floor Plan](/listings/photos/90463308/1006840) - Floor Plan ## EPC Graphs - ![EE Rating](/listings/photos/90463308/1006841) - EE Rating ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | APOSTLE COTTAGE FANSHAWE LANE, HENBURY, MACCLESFIELD, CHESHIRE EAST, SK11 9PP | £775,000 | 28/10/2025 | Other | | GORSEY KNOWL COTTAGE CHAPEL LANE, LOWER WITHINGTON, MACCLESFIELD, CHESHIRE EAST, SK11 9DE | £2,214,000 | 25/04/2025 | Other | | MOSS HOUSE FARM LOWES LANE, GAWSWORTH, MACCLESFIELD, CHESHIRE EAST, SK11 9QR | £1,970,000 | 22/06/2023 | Other | | WOODSIDE BARN ROUGH HEYS LANE, HENBURY, MACCLESFIELD, CHESHIRE EAST, SK11 9PF | £163,340 | 09/12/2022 | Other | | MOSS BANK FARM PARTNERSHIP COCKSMOSS LANE, MARTON, MACCLESFIELD, CHESHIRE EAST, SK11 9HX | £274,980 | 17/11/2022 | Other | | CHELFORD SURGERY ELMSTEAD ROAD, CHELFORD, MACCLESFIELD, CHESHIRE EAST, SK11 9BS | £725,000 | 30/09/2022 | Other | | GLENCREE ANDERTONS LANE, HENBURY, MACCLESFIELD, CHESHIRE EAST, SK11 9PB | £509,000 | 28/09/2022 | Other | | SYCAMORE FARM FANSHAWE LANE, HENBURY, MACCLESFIELD, CHESHIRE EAST, SK11 9PP | £950,000 | 09/09/2022 | Other | | HOLLY TREE HOUSE PEPPER STREET, CHELFORD, MACCLESFIELD, CHESHIRE EAST, SK11 9BE | £5,600,000 | 05/08/2022 | Other | | HOME FARM BARNS 6 SCHOOL LANE, HENBURY, MACCLESFIELD, CHESHIRE EAST, SK11 9PH | £890,000 | 12/07/2022 | Other | | FANSHAWE BROOK FARM FANSHAWE LANE, HENBURY, MACCLESFIELD, CHESHIRE EAST, SK11 9PP | £3,250,000 | 01/07/2022 | Other | | WEST BARN CHELFORD ROAD, HENBURY, MACCLESFIELD, CHESHIRE EAST, SK11 9PG | £962,000 | 31/03/2022 | Other | | BIRCH HOUSE DICKLOW COB, LOWER WITHINGTON, MACCLESFIELD, CHESHIRE EAST, SK11 9EA | £683,000 | 17/03/2022 | Other | | RUEWOOD HOUSE CHELFORD ROAD, HENBURY, MACCLESFIELD, CHESHIRE EAST, SK11 9NL | £875,000 | 26/01/2022 | Other | | CHAIN & GATE ESTATE WAREHOUSES 1-4 CONGLETON ROAD, NORTH RODE, MACCLESFIELD, CHESHIRE EAST, SK11 9JA | £1,800,000 | 21/12/2021 | Other | | 1 OAK LANE, MARTON, MACCLESFIELD, CHESHIRE EAST, SK11 9HE | £250,000 | 08/11/2021 | Other | | 1 OAK LANE, MARTON, MACCLESFIELD, CHESHIRE EAST, SK11 9HE | £250,000 | 08/11/2021 | Other | **Area average:** £1,302,431 (17 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £457,443 (16 Other, SK11, 2024–2026) - **Deviation:** +176.5% ## Rental Range *ONS Price Index of Private Rents (Cheshire East). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £881/mo - **Realistic:** £979/mo - **Optimistic:** £1,077/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 | |------|------|------|------|------| | [Oak Lane, Macclesfield](http://87.117.209.195:8080/listings/0c6b877) | £1,600/mo | 3 | 3 miles | Rightmove | | [Meadow Lodge, Marton](http://87.117.209.195:8080/listings/10849fb) | £2,500/mo | 3 | 3.03 miles | Rightmove | **Average rent: £2,050/mo (2 listings)** ## 1% Rule - **Rent ratio:** 0.16% (weak for cashflow) - **Max investor price (0.8%):** £256,250 - **Target investor price (1%):** £205,000 *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 £2,050/mo).* - **Gross yield:** 1.9% - **Cost-to-rent:** 51.4× - **Monthly cashflow:** £-3,162/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -10.3% *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:** -55.1% - **10y growth:** 144.8% ## House Price Index (HM Land Registry) *Official index for Cheshire East; All dwelling types series; as of April 2026.* - **1y growth (index):** 1% - **5y growth (index):** 20.4% - **10y growth (index):** 48.8% ## 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)