# 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 - ![Photo](/listings/photos/89457453/652954) - ![Photo](/listings/photos/89457453/652955) - ![Photo](/listings/photos/89457453/652956) - ![Photo](/listings/photos/89457453/652957) - ![Photo](/listings/photos/89457453/652958) - ![Photo](/listings/photos/89457453/652959) - ![Photo](/listings/photos/89457453/652960) - ![Photo](/listings/photos/89457453/652961) - ![Photo](/listings/photos/89457453/652962) - ![Photo](/listings/photos/89457453/652963) - ![Photo](/listings/photos/89457453/652964) - ![Photo](/listings/photos/89457453/652965) - ![Photo](/listings/photos/89457453/652966) - ![Photo](/listings/photos/89457453/652967) - ![Photo](/listings/photos/89457453/652968) - ![Photo](/listings/photos/89457453/652969) - ![Photo](/listings/photos/89457453/652970) - ![Photo](/listings/photos/89457453/652971) - ![Photo](/listings/photos/89457453/652972) - ![Photo](/listings/photos/89457453/652973) - ![Photo](/listings/photos/89457453/652974) - ![Photo](/listings/photos/89457453/652975) - ![Photo](/listings/photos/89457453/652976) - ![Photo](/listings/photos/89457453/652977) - ![Photo](/listings/photos/89457453/652978) - ![Photo](/listings/photos/89457453/652979) - ![Photo](/listings/photos/89457453/652980) ## 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)