# 3 bedroom detached house for sale (SK11 0JZ)

## Property Details

| Key | Value |
|-----|-------|
| Address | Gaw End Lane, Lyme Green, Macclesfield, SK11 0JZ |
| Price | £379,995 |
| Bedrooms | 3 |

## Description

Savings Package worth over £35k* - a lower price saves you £20k plus £15k to spend your way or Home Exchange* Book your appointment today to secure this fantastic offer.Plot 282 the Spruce is an attractive double-fronted property designed to impress with stunning features throughout. This includes French doors, a separate sitting room and open plan kitchen/dining area. The separate utility room means a quiet, relaxed kitchen/dining room to enjoy time with guests. Upstairs there is a good-sized bathroom and three bedrooms, with bedroom one benefiting from an en suite and dedicated dressing area.

**Room Dimensions**

**Ground Floor**

Kitchen - 3.16m x 2.69m 10' 4" x 8' 8"Dining area - 3.14m x 2.37m 10' 3" x 7' 7"Sitting room - 5.53m x 3.32m 18' 1" x 10' 9"**First Floor**

Bedroom 1 - 3.39m x 3.33m 11' 1" x 10' 9"Bedroom 2 - 3.61m x 3.26m 11' 10" x 10' 6"Bedroom 3 - 3.61m x 2.25m 11' 10" x 7' 3"

## Property Photos

- ![NMACC_BOVIS_SPRUCE_CGI_001](/listings/photos/172587593/75573) - NMACC_BOVIS_SPRUCE_CGI_001

## Floorplans

- ![Ground Floor](/listings/photos/172587593/75575) - Ground Floor
- ![First Floor](/listings/photos/172587593/75576) - First Floor

## Price vs local average

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

- **Local average:** £573,366 (44 Detached, SK11, 2024–2026)
- **Deviation:** -33.7%

## 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 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 |
|------|------|------|------|------|
| [Meadow Lodge, Marton](http://87.117.209.195:8080/listings/10849fb) | £2,500/mo | 3 | 4.25 miles | Rightmove |

**Average rent: £2,500/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.66% (weak for cashflow)
- **Max investor price (0.8%):** £312,500
- **Target investor price (1%):** £250,000

*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 £2,500/mo).*

- **Gross yield:** 7.9%
- **Cost-to-rent:** 12.7×
- **Monthly cashflow:** £729/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 7.9%

*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:** 2.4%
- **10y growth:** 38.2%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 1.6%
- **5y growth (index):** 23.6%
- **10y growth (index):** 51.5%

## 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)