Culvert House
2 Henderson Street, Macclesfield, SK11 6RA, Macclesfield
Listing type
Property details
Listing category
Auction
Tenure
LEASEHOLD
Local average
£159,755 (+682.4%)
Deprivation
Decile 3 (8,675 of 33,755)
Street crime
340 incidents within 1 mile (Jun 2026)
Key features
- TO BE SOLD VIA AUCTION
- £95,160 Annual Income
- Approximately 7% Gross Yield
- Newly Converted Apartments
- Specialist Supported Housing investment
- Six self-contained one-bedroom apartments
Description
Culvert House, Henderson Street, Macclesfield, SK11 6RA
An exceptional opportunity to acquire a fully completed and immediately income-producing Specialist Supported Housing investment comprising six self-contained one-bedroom apartments.
The development has been comprehensively converted and finished to an impressive modern standard, offering attractive, purpose-designed accommodation with no immediate refurbishment expenditure anticipated.
Each apartment provides a fitted kitchen, open-plan living and dining area, one bedroom and a modern bathroom. The development also benefits from secure communal access, CCTV provision and external areas.
The accommodation comprises four respite units and two general Specialist Supported Housing units, providing an important social-infrastructure asset designed to meet the needs of residents requiring additional support.
The property is let to Hilldale Housing Association Limited, a Registered Provider of Social Housing, producing an initial annual rent of £95,160 - equivalent to £7,930 per month or £15,860 per apartment per annum.
The vendor advises that Hilldale occupies the property under a 20-year lease completed on 6th July 2026, incorporating index-linked annual rent reviews and tenant repairing obligations. This provides purchasers with an attractive, long-term income profile and protection against inflation, subject to the terms of the lease.
The lease structure also removes the need for the purchaser to manage individual occupants directly, creating the potential for a comparatively hands-off investment.
Listed by
Auction
Edward Mellor Ltd
Reference: 91945317
Flood risk
Zone: 1
Risk: Low
Job (default Low)
Registered land (INSPIRE)
This location falls inside an HM Land Registry INSPIRE registered freehold polygon.
Building plot (shared): ~1,083 m² (0.27 acres) (area is for the building, not the flat)
Source: HM Land Registry INSPIRE Index Polygons.
Price history
| Event | Date | Price | % change |
|---|---|---|---|
| Listed for sale | — | £1,250,000 | — |
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 |
|---|---|---|---|
| BIRCH HOUSE APARTMENT 3 BRIDGE STREET, MACCLESFIELD, CHESHIRE EAST, SK11 6AP | £155,000 | 20/03/2026 | Flat |
| BIRCH HOUSE APARTMENT 4 BRIDGE STREET, MACCLESFIELD, CHESHIRE EAST, SK11 6AP | £215,000 | 13/03/2026 | Flat |
| ATHEY STREET MILL FLAT 8 ATHEY STREET, MACCLESFIELD, CHESHIRE EAST, SK11 6QU | £140,000 | 18/12/2025 | Flat |
| 4 WHISTON STREET, MACCLESFIELD, CHESHIRE EAST, SK11 6QQ | £96,000 | 09/12/2022 | Flat |
| ATHEY STREET MILL FLAT 5 ATHEY STREET, MACCLESFIELD, CHESHIRE EAST, SK11 6QU | £145,000 | 22/07/2022 | Flat |
| 36 BRIDGE STREET, MACCLESFIELD, CHESHIRE EAST, SK11 6PY | £432,500 | 29/04/2022 | Flat |
| ATHEY STREET MILL FLAT 6 ATHEY STREET, MACCLESFIELD, CHESHIRE EAST, SK11 6QU | £115,000 | 11/03/2022 | Flat |
| ATHEY STREET MILL FLAT 8 ATHEY STREET, MACCLESFIELD, CHESHIRE EAST, SK11 6QU | £140,000 | 21/10/2021 | Flat |
| BIRCH HOUSE APARTMENT 1 BRIDGE STREET, MACCLESFIELD, CHESHIRE EAST, SK11 6AP | £176,000 | 30/09/2021 | Flat |
| BIRCH HOUSE APARTMENT 5 BRIDGE STREET, MACCLESFIELD, CHESHIRE EAST, SK11 6AP | £179,000 | 30/09/2021 | Flat |
Area average: £179,350 (10 sales)
Capital growth trend
Land Registry outcode average: last 12 months vs 5y and 10y ago (from sold prices).
House Price Index (HM Land Registry — official index, not sold-price averages): Cheshire East. Series: Flats and maisonettes. As of May 2026.
Rental Range
Estimated market rent for Cheshire East. Low = conservative, Realistic = average, Optimistic = best case.
Based on Local Authority from postcode lookup → Cheshire East.
LHA (30th percentile) floor for East Cheshire: Apr 2025 – Mar 2026
Location
Address
10 Henderson Street
Nearby
Nearest stations, universities and amenities (distance from property).
| Type | Name | Distance |
|---|---|---|
| Shop | Victoria's Closet | 0.1 miles |
| Bus stop | Macclesfield, Bond Street / Henderson Street | 0.1 miles |
| Shop | Best-one | 0.1 miles |
| Train station | Macclesfield | 0.4 miles |
| Hospital | Rosemount Resource Centre | 0.7 miles |
| Train station | Prestbury | 2.5 miles |
| Hospital | Corbar hall | 8.7 miles |
| University | University of Derby, Buxton | 8.9 miles |
| University | Tovell Building, Buxton & Leek College | 11.3 miles |
Street-level crime
| Category | Count |
|---|---|
| Violence and sexual offences | 130 |
| Shoplifting | 52 |
| Public order | 36 |
| Anti-social behaviour | 30 |
| Other theft | 18 |
| Criminal damage and arson | 16 |
| Vehicle crime | 14 |
| Burglary | 12 |
| Drugs | 12 |
| Other crime | 8 |
| Bicycle theft | 4 |
| Possession of weapons | 4 |
| Robbery | 4 |
| Total incidents | 340 |
Within 1 mile during Jun 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 |
|---|---|---|---|
| Parkroyal Community School | Primary | 0.1 miles | Good — 29 Mar 2017 |
| The Fermain Academy | Other | 0.3 miles | Outstanding — 18 Jul 2018 |
| All Hallows Catholic College | Secondary | 0.5 miles | — (Inspected (no overall grade)) |
| Macclesfield College | Other | 0.6 miles | — (No rating) |
| The Macclesfield Academy | Secondary | 0.6 miles | Requires improvement — 21 Jul 2020 |
Rental Comparables
Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.
| Title | Rent | Beds | Distance | As seen on |
|---|---|---|---|---|
| 1 Bed Flat, Churchill Way, SK11 | £890/mo | 1 | 0.17 miles | OpenRent |
| 1 Bed Flat, Churchill Way, SK11 | £895/mo | 1 | 0.17 miles | OpenRent |
| 2 Bed Terraced House, Parr St, SK11 | £800/mo | 2 | 0.19 miles | OpenRent |
| Church Lane, Gawsworth. SK11 | £1,800/mo | 4 | 2.46 miles | Rightmove |
| Siddington, Macclesfield, Cheshire | £2,750/mo | 4 | 5.67 miles | Rightmove |
Average rent: £1,427/mo (5 listings)
Rent-driven metrics
Based on OpenRent comparables.
- 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).