# 6 bedroom block of apartments for sale (SK11 6RA)

## Property Details

| Key | Value |
|-----|-------|
| Address | Culvert House, 2 Henderson Street, Macclesfield, SK11 6RA, Macclesfield |
| Price | £1,250,000 |

## Description

TO BE SOLD BY ONLINE AUCTION ON 9TH-10TH SEPTEMBER 2026 UNLESS SOLD PRIOR UNDER AUCTION TERMS

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.

## Property Photos

- ![1783088128561.jpg](/listings/photos/91945317/1915330) - 1783088128561.jpg
- ![41d63f7b-a0c7-470a-be74-957b15bf6910.JPG](/listings/photos/91945317/1915331) - 41d63f7b-a0c7-470a-be74-957b15bf6910.JPG
- ![3bcfb990-2d9f-4f35-8ee4-9248463952e9.JPG](/listings/photos/91945317/1915332) - 3bcfb990-2d9f-4f35-8ee4-9248463952e9.JPG
- ![2.jpg](/listings/photos/91945317/1915333) - 2.jpg
- ![3.jpg](/listings/photos/91945317/1915334) - 3.jpg
- ![59319bc9-8f59-41c2-a6dc-dadbcc8d84e4.JPG](/listings/photos/91945317/1915335) - 59319bc9-8f59-41c2-a6dc-dadbcc8d84e4.JPG
- ![827e2e64-03e6-4148-880f-3304dcd976e9.JPG](/listings/photos/91945317/1915336) - 827e2e64-03e6-4148-880f-3304dcd976e9.JPG
- ![7d5a235b-ca3f-43aa-a32c-8c9832613148.JPG](/listings/photos/91945317/1915337) - 7d5a235b-ca3f-43aa-a32c-8c9832613148.JPG
- ![de6a37ba-1a13-48e9-8eb7-18da5b2bf559.JPG](/listings/photos/91945317/1915338) - de6a37ba-1a13-48e9-8eb7-18da5b2bf559.JPG

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| 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)

## Price vs local average

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

- **Local average:** £159,755 (19 Flat, SK11, 2024–2026)
- **Deviation:** +682.4%

## Rental Range

*ONS Price Index of Private Rents (Cheshire East). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £886/mo
- **Realistic:** £984/mo
- **Optimistic:** £1,082/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for East Cheshire (Apr 2025 – Mar 2026).*

## 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 |
|------|------|------|------|------|
| 2 Bed Terraced House, Crossall Street, SK11 | £825/mo | 2 | 0.11 miles | OpenRent |
| 2 Bed Terraced House, Parr Street, SK11 | £815/mo | 2 | 0.16 miles | OpenRent |
| 1 Bed Flat, Churchill Way, SK11 | £890/mo | 1 | 0.17 miles | OpenRent |
| Studio Flat, Craven House, SK11 | £890/mo | 1 | 0.17 miles | OpenRent |
| 1 Bed Flat, Churchill Way, SK11 | £895/mo | 1 | 0.17 miles | OpenRent |
| 2 Bed Flat, Churchill Way, SK11 | £1,350/mo | 2 | 0.17 miles | OpenRent |
| 1 Bed Flat, Churchill Way, SK11 | £880/mo | 1 | 0.18 miles | OpenRent |
| 1 Bed Flat, Churchill Way, SK11 | £1,100/mo | 1 | 0.18 miles | OpenRent |
| 2 Bed Terraced House, Parr St, SK11 | £800/mo | 2 | 0.19 miles | OpenRent |
| 1 Bed Flat, Lusso, SK11 | £900/mo | 1 | 0.19 miles | OpenRent |
| 3 Bed Terraced House, Crompton Road, SK11 | £980/mo | 3 | 0.19 miles | OpenRent |
| 1 Bed Flat, Mill Street, SK11 | £880/mo | 1 | 0.21 miles | OpenRent |
| 1 Bed Flat, Georges Court, SK11 | £700/mo | 1 | 0.25 miles | OpenRent |
| 1 Bed Flat, Churchill Way, SK11 | £1,100/mo | 1 | 0.25 miles | OpenRent |
| 2 Bed Flat, Oxford Mill Apartments, SK11 | £1,100/mo | 2 | 0.29 miles | OpenRent |
| 2 Bed End Terrace, King Edward Street, SK10 | £850/mo | 2 | 0.29 miles | OpenRent |
| 3 Bed Terraced House, Peveril Walk, SK11 | £1,200/mo | 3 | 0.99 miles | OpenRent |
| 3 Bed Terraced House, Kenilworth Green, SK11 | £1,335/mo | 3 | 1.13 miles | OpenRent |
| [Church Lane, Gawsworth. SK11](http://87.117.209.195:8080/listings/a73d822) | £1,800/mo | 4 | 2.46 miles | Rightmove |
| [Siddington, Macclesfield, Cheshire](http://87.117.209.195:8080/listings/55953dd) | £2,750/mo | 4 | 5.67 miles | Rightmove |

**Average rent: £1,150/mo (21 listings)**

## 1% Rule

- **Rent ratio:** 0.07% (weak for cashflow)
- **Max investor price (0.8%):** £112,250
- **Target investor price (1%):** £89,800

*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 £898/mo).*

- **Gross yield:** 0.9%
- **Cost-to-rent:** 116.1×
- **Monthly cashflow:** £-4,139/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -13.7%

*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:** -9.7%
- **10y growth:** 29.7%

## House Price Index (HM Land Registry)

*Official index for Cheshire East; Flats and maisonettes series; as of May 2026.*

- **1y growth (index):** -0.3%
- **5y growth (index):** 10.2%
- **10y growth (index):** 31.4%

## 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)