Sold STC Detached

22 IVY ROAD

MACCLESFIELD, CHESHIRE EAST SK11 8QB

3 beds 1 baths 861 sq ft Listed 8 Jun 2026 (-16d)

£425,000

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# 3 bedroom detached house for sale (SK11 8QB)

## Property Details

| Key | Value |
|-----|-------|
| Address | 22 IVY ROAD, MACCLESFIELD, CHESHIRE EAST SK11 8QB |
| Price | £425,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Council tax | D |
| Construction age | England and Wales: 1930-1949 |
| Floor area | 80 m² |
| Last sold | £415,000 May 2024 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 24/01/2034
- **Current heating cost:** £1,528/year
- **Est. upgrade cost to C:** £11,500

### Recommendations
- B (£500 - £1,500)
- W1 (£800 - £1,200)
- 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/8834-6229-8300-0065-4222)

## Description

From the moment you step inside, Ivy Road just wraps you up in that warm, stylish, “I could live here” feeling.

It’s one of those homes that instantly puts you at ease. The current owners have poured so much love into it, elevating the space beautifully while keeping all its natural charm.

The standout here is how wonderfully sociable the layout feels. The ground floor has that open, easy flow that works perfectly for busy family life or relaxed hosting. You’ve got cosy corners for winter evenings by the log burner, and a bright dining area that opens straight onto the garden for those long summer dinners. And what a garden, at around 90ft of outdoor space to enjoy.

The living room is a lovely, inviting space with its feature bay window and stylish décor. The refitted kitchen is both cool and practical, opening into a dining area with plenty of room for a proper family table.

Upstairs, you’ll find three bedrooms -  two generous doubles and a sweet nursery/office that are all beautifully decorated. The four piece bathroom is a real treat too, complete with a roll top bath and separate shower. It’s dreamy.

Outside, there’s a large driveway with space for multiple cars, plus a garage that offers great potential for further development or extension (STPP).

I honestly can’t recommend a viewing enough. It’s a beautiful home that feels even better in person.

## Property Photos

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## Floorplans

- ![Floorplan 1](/listings/photos/89457453/652981) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/89457453/652982) - EPC 1

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #7866377
- **Address:** 22 Ivy Road, MACCLESFIELD, SK11 8QB
- **Certificate Issued:** 20/12/2010
- **Work Completed:** 25/10/2010
- **Items:** 2 window(s), 1 door(s)

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 22 IVY ROAD, MACCLESFIELD, CHESHIRE EAST, SK11 8QB | £415,000 | 23/05/2024 | Detached |
| 22 IVY ROAD, MACCLESFIELD, CHESHIRE EAST, SK11 8QB | £322,500 | 11/11/2020 | Detached |
| 22 IVY ROAD, MACCLESFIELD, CHESHIRE EAST, SK11 8QB | £237,575 | 09/06/2014 | Detached |
| 22 IVY ROAD, MACCLESFIELD, CHESHIRE EAST, SK11 8QB | £230,000 | 07/08/2009 | 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 |
|---------|-------|------|------|
| 50 BISHOPTON DRIVE, MACCLESFIELD, CHESHIRE EAST, SK11 8TR | £420,000 | 19/12/2025 | Detached |
| 4 SHUTLINGSLOE WAY, MACCLESFIELD, CHESHIRE EAST, SK10 3SG | £440,000 | 25/09/2025 | Detached |
| 10 GRITSTONE DRIVE, MACCLESFIELD, CHESHIRE EAST, SK10 3SF | £515,000 | 08/12/2023 | Detached |
| 247 CHESTER ROAD, MACCLESFIELD, CHESHIRE EAST, SK11 8RA | £590,000 | 27/10/2023 | Detached |
| 2 ALMA CLOSE, MACCLESFIELD, CHESHIRE EAST, SK11 8QQ | £280,000 | 10/10/2023 | Detached |
| 43 CLIFFORD ROAD, MACCLESFIELD, CHESHIRE EAST, SK11 8QE | £285,000 | 29/08/2023 | Detached |
| 53 CLIFFORD ROAD, MACCLESFIELD, CHESHIRE EAST, SK11 8QE | £330,000 | 06/04/2023 | Detached |
| 44 BISHOPTON DRIVE, MACCLESFIELD, CHESHIRE EAST, SK11 8TR | £430,000 | 24/03/2023 | Detached |
| 3 ALMA CLOSE, MACCLESFIELD, CHESHIRE EAST, SK11 8QQ | £495,000 | 16/12/2022 | Detached |
| 8 SHUTLINGSLOE WAY, MACCLESFIELD, CHESHIRE EAST, SK10 3SG | £560,000 | 08/11/2022 | Detached |
| 3 GRITSTONE DRIVE, MACCLESFIELD, CHESHIRE EAST, SK10 3SF | £535,000 | 27/10/2022 | Detached |
| 253 CHESTER ROAD, MACCLESFIELD, CHESHIRE EAST, SK11 8RA | £448,000 | 14/10/2022 | Detached |
| 48 CLIFFORD ROAD, MACCLESFIELD, CHESHIRE EAST, SK11 8QF | £232,500 | 19/08/2022 | Detached |
| 2 SHUTLINGSLOE WAY, MACCLESFIELD, CHESHIRE EAST, SK10 3SG | £435,000 | 01/08/2022 | Detached |
| [Same street] 29 IVY ROAD, MACCLESFIELD, CHESHIRE EAST, SK11 8QB | £286,000 | 29/07/2022 | Terraced |
| 6 BOX TREE MEWS, MACCLESFIELD, CHESHIRE EAST, SK11 8QY | £395,000 | 08/07/2022 | Detached |
| 2 CLIFFORD ROAD, MACCLESFIELD, CHESHIRE EAST, SK11 8QF | £496,000 | 21/06/2022 | Detached |
| 14 CARDIGAN CLOSE, MACCLESFIELD, CHESHIRE EAST, SK11 8QG | £390,000 | 08/04/2022 | Detached |
| 85 IVY ROAD, MACCLESFIELD, CHESHIRE EAST, SK11 8QN | £395,000 | 09/03/2022 | Detached |
| 17 GRITSTONE DRIVE, MACCLESFIELD, CHESHIRE EAST, SK10 3SF | £405,000 | 29/10/2021 | Detached |
| 6 TABLEY CLOSE, MACCLESFIELD, CHESHIRE EAST, SK10 3SL | £435,000 | 29/09/2021 | Detached |
| [Same street] 14 IVY ROAD, MACCLESFIELD, CHESHIRE EAST, SK11 8QB | £285,000 | 20/08/2021 | Semi-detached |

**Street average:** £285,500 (2 sales)
**Area average:** £425,575 (20 sales)

## Price vs local average

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

- **Local average:** £573,366 (44 Detached, SK11, 2024–2026)
- **Deviation:** -25.9%

## Rental Range

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

- **Low:** £881/mo
- **Realistic:** £979/mo
- **Optimistic:** £1,077/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 | 4.59 miles | Rightmove |

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

## 1% Rule

- **Rent ratio:** 0.59% (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:** 7.1%
- **Cost-to-rent:** 14.2×
- **Monthly cashflow:** £551/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 5.4%

*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).*

## Price per Square Metre

- **£/m²:** £5,313/m²

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** 6.2%
- **10y growth:** 50.3%

## 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)

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Property details

Tenure

FREEHOLD

Floor area

80 m²

Council tax band

EPC rating

Year built

England and Wales: 1930-1949

Last sold

£415,000 May 2024

Price per m²

£5,313/m²

Local average

£573,366 (-25.9%)

Deprivation

Decile 4 (13,303 of 33,755)

Street crime

158 incidents within 1 mile (Apr 2026)

Key features

Detached Home
Open Plan Kitchen/Living Space
Approx 90ft Garden
Garage and Driveway
Four Piece Bathroom with Roll Top Bath
Beautifully Presented Throughout

Additional details

Parking: Yes
Garden: Yes

Description

From the moment you step inside, Ivy Road just wraps you up in that warm, stylish, “I could live here” feeling.
It’s one of those homes that instantly puts you at ease. The current owners have poured so much love into it, elevating the space beautifully while keeping all its natural charm.

The standout here is how wonderfully sociable the layout feels. The ground floor has that open, easy flow that works perfectly for busy family life or relaxed hosting. You’ve got cosy corners for winter evenings by the log burner, and a bright dining area that opens straight onto the garden for those long summer dinners. And what a garden, at around 90ft of outdoor space to enjoy.
The living room is a lovely, inviting space with its feature bay window and stylish décor. The refitted kitchen is both cool and practical, opening into a dining area with plenty of room for a proper family table.
Upstairs, you’ll find three bedrooms - two generous doubles and a sweet nursery/office that are all beautifully decorated. The four piece bathroom is a real treat too, complete with a roll top bath and separate shower. It’s dreamy.
Outside, there’s a large driveway with space for multiple cars, plus a garage that offers great potential for further development or extension (STPP).

I honestly can’t recommend a viewing enough. It’s a beautiful home that feels even better in person.

Listed by

Covering Nationwide

TAUK PROPERTY LTD

Reference: 89457453

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 25/01/2024

Expiry date: 24/01/2034

Current heating cost: £1,528/year

Potential heating cost: £1,055/year

Est. upgrade cost to C: £11,500

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Cavity wall insulation (£500 - £1,500)
Floor insulation (suspended floor) (£800 - £1,200)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC 1

FENSA Certificates

This property has 1 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #7866377

Property Details

Street: 22 Ivy Road

Town: MACCLESFIELD

Postcode: SK11 8QB

Installation Details

Items: 2 windows and 1 door

Certificate Issued: 20/12/2010

Work Completed: 25/10/2010

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

80% since 2009

Event	Date	Price	% change
Listed for sale	—	£425,000	+2.4%
Sold	23/05/2024 (2 years ago)	£415,000	+28.7%
Sold	11/11/2020 (5 years ago)	£322,500	+35.7%
Sold	09/06/2014 (12 years ago)	£237,575	+3.3%
Sold	07/08/2009 (16 years ago)	£230,000	—

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
50 BISHOPTON DRIVE, MACCLESFIELD, CHESHIRE EAST, SK11 8TR	£420,000	19/12/2025	Detached
4 SHUTLINGSLOE WAY, MACCLESFIELD, CHESHIRE EAST, SK10 3SG	£440,000	25/09/2025	Detached
10 GRITSTONE DRIVE, MACCLESFIELD, CHESHIRE EAST, SK10 3SF	£515,000	08/12/2023	Detached
247 CHESTER ROAD, MACCLESFIELD, CHESHIRE EAST, SK11 8RA	£590,000	27/10/2023	Detached
2 ALMA CLOSE, MACCLESFIELD, CHESHIRE EAST, SK11 8QQ	£280,000	10/10/2023	Detached
43 CLIFFORD ROAD, MACCLESFIELD, CHESHIRE EAST, SK11 8QE	£285,000	29/08/2023	Detached
53 CLIFFORD ROAD, MACCLESFIELD, CHESHIRE EAST, SK11 8QE	£330,000	06/04/2023	Detached
44 BISHOPTON DRIVE, MACCLESFIELD, CHESHIRE EAST, SK11 8TR	£430,000	24/03/2023	Detached
3 ALMA CLOSE, MACCLESFIELD, CHESHIRE EAST, SK11 8QQ	£495,000	16/12/2022	Detached
8 SHUTLINGSLOE WAY, MACCLESFIELD, CHESHIRE EAST, SK10 3SG	£560,000	08/11/2022	Detached
3 GRITSTONE DRIVE, MACCLESFIELD, CHESHIRE EAST, SK10 3SF	£535,000	27/10/2022	Detached
253 CHESTER ROAD, MACCLESFIELD, CHESHIRE EAST, SK11 8RA	£448,000	14/10/2022	Detached
48 CLIFFORD ROAD, MACCLESFIELD, CHESHIRE EAST, SK11 8QF	£232,500	19/08/2022	Detached
2 SHUTLINGSLOE WAY, MACCLESFIELD, CHESHIRE EAST, SK10 3SG	£435,000	01/08/2022	Detached
Same street 29 IVY ROAD, MACCLESFIELD, CHESHIRE EAST, SK11 8QB	£286,000	29/07/2022	Terraced
6 BOX TREE MEWS, MACCLESFIELD, CHESHIRE EAST, SK11 8QY	£395,000	08/07/2022	Detached
2 CLIFFORD ROAD, MACCLESFIELD, CHESHIRE EAST, SK11 8QF	£496,000	21/06/2022	Detached
14 CARDIGAN CLOSE, MACCLESFIELD, CHESHIRE EAST, SK11 8QG	£390,000	08/04/2022	Detached
85 IVY ROAD, MACCLESFIELD, CHESHIRE EAST, SK11 8QN	£395,000	09/03/2022	Detached
17 GRITSTONE DRIVE, MACCLESFIELD, CHESHIRE EAST, SK10 3SF	£405,000	29/10/2021	Detached
6 TABLEY CLOSE, MACCLESFIELD, CHESHIRE EAST, SK10 3SL	£435,000	29/09/2021	Detached
Same street 14 IVY ROAD, MACCLESFIELD, CHESHIRE EAST, SK11 8QB	£285,000	20/08/2021	Semi-detached

Street average: £285,500 (2 sales)

Area average: £425,575 (20 sales)

Capital growth trend

Land Registry outcode average: last 12 months vs 5y and 10y ago (from sold prices).

5y growth 6.2%

10y growth 50.3%

House Price Index (HM Land Registry — official index, not sold-price averages): Cheshire East. Series: Detached. As of March 2026.

1y (index) 1.6%

5y (index) 23.6%

10y (index) 51.5%

Rental Range

Estimated market rent for Cheshire East. Low = conservative, Realistic = average, Optimistic = best case.

Low £881/mo

Realistic £979/mo

Optimistic £1,077/mo

Based on Local Authority from postcode lookup → Cheshire East.

LHA (30th percentile) floor for East Cheshire: £992/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View SK11 8QB

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	Weston, Earlsway / Countess Road	0.1 miles
Bus stop	Weston, Ivy Road / Earlsway	0.1 miles
Hospital	Rosemount Resource Centre	0.2 miles
Shop	Best-one	0.4 miles
Shop	The Weston Bakery	0.4 miles
Train station	Macclesfield	1.1 miles
Train station	Prestbury	2.4 miles
Hospital	Corbar hall	9.5 miles
University	University of Derby, Buxton	9.6 miles
University	Tovell Building, Buxton & Leek College	11.7 miles

Street-level crime

Category	Count
Violence and sexual offences	63
Anti-social behaviour	23
Public order	22
Shoplifting	20
Other theft	9
Criminal damage and arson	5
Other crime	4
Vehicle crime	4
Burglary	2
Possession of weapons	2
Robbery	2
Drugs	1
Theft from the person	1
Total incidents	158

Within 1 mile during Apr 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
St John the Evangelist CofE Primary School Macclesfield	Primary	0.2 miles	Good — 15 Jun 2018
All Hallows Catholic College	Secondary	0.4 miles	— (Inspected (no overall grade))
The Fermain Academy	Other	0.5 miles	Outstanding — 18 Jul 2018
Broken Cross Primary Academy and Nursery	Primary	0.5 miles	Good — 17 Jun 2019
St Alban's Catholic Primary School, A Voluntary Academy	Primary	0.6 miles	Outstanding — 26 Nov 2014

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	£2,500/mo	3	4.59 miles	Rightmove

Average rent: £2,500/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.59%

Max investor price (0.8%) £312,500

Target investor price (1%) £250,000

Gross yield 7.1%

Cost-to-rent ratio 14.2×

Monthly cashflow £551/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 5.4%

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).