# 2 bedroom apartment for sale (SK9 7TN) ## Property Details | Key | Value | |-----|-------| | Address | APARTMENT 3, IVY HOUSE, MERRYMANS LANE, ALDERLEY EDGE, CHESHIRE EAST SK9 7TN | | Price | £499,950 | | Bedrooms | 2 | | Bathrooms | 2 | | Council tax | E | | Construction age | England and Wales: before 1900 | | Floor area | 147 m² | | Last sold | £425,000 May 2023 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** C - **Expiry date:** 12/02/2033 - **Current heating cost:** £2,030/year - **Est. upgrade cost to C:** £18,515 ### Recommendations - Q (£4,000 - £14,000) - E (£15) - N (£4,000 - £6,000) - U (£3,500 - £5,500) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0350-2407-9220-2997-3315) ## Description Ivy House occupies a delightful setting in the heart of the Cheshire countryside, approximately 1.5 miles from Alderley Edge village. Originally renovated and converted in 2004, the development comprises just eight apartments set within secure gated grounds, with generous residents’ and visitor parking, garaging and beautifully maintained communal gardens. Apartment 3 is the largest of the duplex apartments and has recently undergone a comprehensive refurbishment, creating beautifully presented and spacious accommodation extending to approximately 1,493 sq.ft., including the garage. The ground floor features a generous living room with a flexible movable partition allowing the adjoining reception room to be used as a dining room, study or separate sitting room. The recently refitted kitchen/dining room incorporates a comprehensive range of contemporary cabinetry and integrated appliances, including oven/microwave, dishwasher, washer dryer, fridge/freezer and wine cooler. A sun room provides an additional reception space, while new neutral flooring complements the fresh décor throughout. Upstairs are two excellent double bedrooms, both with en-suite facilities. The principal bedroom has been completely refurbished with an extensive range of bespoke fitted wardrobes, a separate dressing area and a newly fitted en-suite shower room. The second bedroom also benefits from fitted wardrobes and a particularly spacious en-suite bathroom with both a bath and separate shower. The apartment also benefits from its own garage with electrically operated door and an EV charging point. The beautifully maintained communal grounds are a particular feature, incorporating established gardens, a central fountain, BBQ area and orchard with a variety of fruit trees. Secure gated access and extensive parking further enhance this attractive development. Combining generous accommodation, high-quality recent improvements and an attractive semi-rural setting, Apartment 3 offers an excellent opportunity within easy reach of the shops, restaurants and amenities of Alderley Edge and Wilmslow. **Important Information** Council Tax – Cheshire East Band E EPC Rating – D (68/80) Tenure – Leasehold - Share of Freehold Service Charge - £300 per month (Due to be reduced in Jan 27 to £250) Heating: Gas Fired Central Heating Services: Mains Gas, Electric, Water & Drainage Parking: Gated Parking & Garage What 3 Words – ///lifted.titles.draw Flood Risk*: Very Low Flood Risk Broadband**: Broadband Available. Mobile Coverage**: Mobile coverage with main providers (EE, O2, Three & Vodafone) limited coverage indoors. * Information provided by GOV.UK **Information provided by Ofcom checker. The information isn't guaranteed. Andrew J Nowell take no responsibility for inaccuracies and advise potential buyers to do their own checks before committing to purchase. EPC Rating: D ## Property Photos - ![Photo](/listings/photos/93318675/2420119) - ![Photo](/listings/photos/93318675/2420120) - ![Photo](/listings/photos/93318675/2420121) - ![Photo](/listings/photos/93318675/2420122) - ![Photo](/listings/photos/93318675/2420123) - ![Photo](/listings/photos/93318675/2420124) - ![Photo](/listings/photos/93318675/2420125) - ![Photo](/listings/photos/93318675/2420126) - ![Photo](/listings/photos/93318675/2420127) - ![Photo](/listings/photos/93318675/2420128) - ![Photo](/listings/photos/93318675/2420129) - ![Photo](/listings/photos/93318675/2420130) - ![Photo](/listings/photos/93318675/2420131) - ![Photo](/listings/photos/93318675/2420132) - ![Photo](/listings/photos/93318675/2420133) - ![Photo](/listings/photos/93318675/2420134) - ![Photo](/listings/photos/93318675/2420135) - ![Photo](/listings/photos/93318675/2420136) - ![Photo](/listings/photos/93318675/2420137) - ![Photo](/listings/photos/93318675/2420138) - ![Photo](/listings/photos/93318675/2420139) - ![Photo](/listings/photos/93318675/2420140) ## Floorplans - ![All](/listings/photos/93318675/2420141) - All ## EPC Graphs - ![EPC 1](/listings/photos/93318675/2420142) - EPC 1 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | IVY HOUSE APARTMENT 3 MERRYMANS LANE, ALDERLEY EDGE, CHESHIRE EAST, SK9 7TN | £425,000 | 05/05/2023 | Flat | ## 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] MOSS COTTAGE MERRYMANS LANE, ALDERLEY EDGE, CHESHIRE EAST, SK9 7TN | £900,000 | 18/03/2022 | Detached | | [Same street] MOSS COTTAGE MERRYMANS LANE, ALDERLEY EDGE, CHESHIRE EAST, SK9 7TN | £900,000 | 18/03/2022 | Detached | **Street average:** £900,000 (2 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £234,501 (52 Flat, SK9, 2024–2026) - **Deviation:** +113.2% ## Rental Range *ONS Price Index of Private Rents (Cheshire East). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £893/mo - **Realistic:** £992/mo - **Optimistic:** £1,091/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for West Pennine (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £449/mo ## 1% Rule - **Rent ratio:** 0.2% (weak for cashflow) - **Max investor price (0.8%):** £124,000 - **Target investor price (1%):** £99,200 *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:** £3,401/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 83.2% - **10y growth:** 23.7% ## House Price Index (HM Land Registry) *Official index for Cheshire East; Flats and maisonettes series; as of August 2026.* - **1y growth (index):** 1.7% - **5y growth (index):** 17% - **10y growth (index):** 33.1% ## 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)