# 4 bedroom detached house for sale (SK10 4LB) ## Property Details | Key | Value | |-----|-------| | Address | PEDLEY WOOD, PEDLEY HILL, MACCLESFIELD, ADLINGTON, CHESHIRE EAST SK10 4LB | | Price | £1,100,000 | | Bedrooms | 4 | | Bathrooms | 3 | | Construction age | England and Wales: 1996-2002 | | Floor area | 186 m² | | Last sold | £575,000 May 2018 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** D - **Expiry date:** 26/04/2036 - **Current heating cost:** £1,649/year [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0320-2813-1640-2726-6105) ## Description Set back from a quiet lane along Pedley Hill, Pedley Wood is a beautifully renovated detached home offering a rare opportunity to enjoy countryside living in a truly special setting. Positioned behind private gates and set within approximately a third of an acre, this is a home where families can enjoy space, privacy, and a slower pace of life — all within easy reach of Poynton village. From the moment you arrive, the setting speaks for itself. Surrounded by greenery and tucked away within the peaceful Pedley Wood area, the home feels both private and welcoming. Inside, a generous entrance hallway creates an excellent first impression and leads into thoughtfully designed living spaces, perfectly suited to modern family life. At the heart of the home is the impressive open-plan kitchen — a sociable and spacious area centred around a large island, with ample room for dining and gathering. It’s a space that naturally brings people together, whether for busy weekday routines or relaxed weekends. The living room provides a comfortable place to unwind, with French doors opening onto the garden, seamlessly connecting indoor and outdoor living. A particular highlight is the garden room — a bright and calming space with a log-burning stove, ideally positioned to enjoy views across the grounds and surrounding wildlife. A practical utility room and additional shower room add further flexibility, ideal for busy family living. Upstairs, the landing is spacious enough to accommodate a home office area, perfect for modern working. The principal bedroom is beautifully light, with windows to three sides and its own ensuite bathroom. A second bedroom also benefits from an ensuite, while two further double bedrooms provide generous accommodation for family or guests. Outside, the grounds are a true standout feature. There is ample parking for several vehicles, along with a double carport for two cars, which leads onto a covered area between the garden room and the workshop — providing sheltered access directly into the house. The workshop itself offers excellent potential for hobbies, storage, or home projects. The gardens offer a blend of open space and carefully designed areas for both play and relaxation. Children can enjoy the treehouse and trampoline space, while adults can make the most of the large patio, garden pond, and composite decked seating area — perfectly positioned to capture the evening sun and views across the surrounding countryside. Despite its peaceful, tucked-away feel, Pedley Wood remains conveniently close to Poynton village, with its shops, cafés, and everyday amenities, offering a lifestyle that balances rural charm with modern convenience. A truly special family home where space, setting, and lifestyle come together effortlessly. ## Property Photos - ![Photo](/listings/photos/174945227/251850) - ![Photo](/listings/photos/174945227/251851) - ![Photo](/listings/photos/174945227/251852) - ![Photo](/listings/photos/174945227/251853) - ![Photo](/listings/photos/174945227/251854) - ![Photo](/listings/photos/174945227/251855) - ![Photo](/listings/photos/174945227/251856) - ![Photo](/listings/photos/174945227/251857) - ![Photo](/listings/photos/174945227/251858) - ![Photo](/listings/photos/174945227/251859) - ![Photo](/listings/photos/174945227/251860) - ![Photo](/listings/photos/174945227/251861) - ![Photo](/listings/photos/174945227/251862) - ![Photo](/listings/photos/174945227/251863) - ![Photo](/listings/photos/174945227/251864) - ![Photo](/listings/photos/174945227/251865) - ![Photo](/listings/photos/174945227/251866) - ![Photo](/listings/photos/174945227/251867) - ![Photo](/listings/photos/174945227/251868) - ![Photo](/listings/photos/174945227/251869) - ![Photo](/listings/photos/174945227/251870) - ![Photo](/listings/photos/174945227/251871) - ![Photo](/listings/photos/174945227/251872) - ![Photo](/listings/photos/174945227/251873) - ![Photo](/listings/photos/174945227/251874) - ![Photo](/listings/photos/174945227/251875) - ![Photo](/listings/photos/174945227/251876) - ![Photo](/listings/photos/174945227/251877) - ![Photo](/listings/photos/174945227/251878) - ![Photo](/listings/photos/174945227/251879) - ![Photo](/listings/photos/174945227/251880) - ![Photo](/listings/photos/174945227/251881) - ![Photo](/listings/photos/174945227/251882) - ![Photo](/listings/photos/174945227/251883) - ![Photo](/listings/photos/174945227/251884) - ![Photo](/listings/photos/174945227/251885) ## Floorplans - ![Floorplan 1](/listings/photos/174945227/251886) - Floorplan 1 ## EPC Graphs - ![EPC 1](/listings/photos/174945227/251887) - EPC 1 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | PEDLEY WOOD PEDLEY HILL, ADLINGTON, MACCLESFIELD, CHESHIRE EAST, SK10 4LB | £575,000 | 15/05/2018 | 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] HOLLY BARN PEDLEY HILL, ADLINGTON, MACCLESFIELD, CHESHIRE EAST, SK10 4LB | £1,150,000 | 14/07/2022 | Detached | | WALNUT TREE COTTAGE 2 BOOTH GREEN, ADLINGTON, MACCLESFIELD, CHESHIRE EAST, SK10 4LA | £325,000 | 29/10/2021 | Detached | **Street average:** £1,150,000 (1 sale) **Area average:** £325,000 (1 sale) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £831,857 (92 Detached, SK10, 2024–2026) - **Deviation:** +32.2% ## 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):** £1,745/mo ## 1% Rule - **Rent ratio:** 0.09% (weak for cashflow) - **Max investor price (0.8%):** £122,750 - **Target investor price (1%):** £98,200 *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.* ## Price per Square Metre - **£/m²:** £5,914/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 11.6% - **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)