For sale House

15 BEECHFIELD ROAD

ALDERLEY EDGE, CHESHIRE EAST SK9 7AT

4 beds 2 baths 1,765 sq ft Listed 17 Jun 2026 (-2d)

£995,000

Guide Price

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# 4 bedroom house for sale (SK9 7AT)

## Property Details

| Key | Value |
|-----|-------|
| Address | 15 BEECHFIELD ROAD, ALDERLEY EDGE, CHESHIRE EAST SK9 7AT |
| Price | £995,000 |
| Bedrooms | 4 |
| Bathrooms | 2 |
| Construction age | England and Wales: 1983-1990 |
| Floor area | 164 m² |
| Last sold | £770,000 Feb 2021 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 20/11/2035
- **Current heating cost:** £1,265/year
- **Est. upgrade cost to C:** £16,500

### Recommendations
- W2 (£5,000 - £10,000)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/6020-2295-0840-9098-2543)

## Description

Enjoying an elevated corner position, this stylish and impeccably presented home has been significantly enhanced by the current owners, with extensions, landscaping and high-quality upgrades throughout.   A newly laid block-paved driveway provides generous parking and leads to a welcoming entrance hall featuring contemporary flooring, bespoke storage and a striking oak and glass staircase. The ground floor offers versatile living space including a spacious living room and a separate snug or home office, alongside a practical utility/WC.  The standout feature is the impressive open-plan kitchen, dining and living area, thoughtfully designed as the heart of the home. Sleek contemporary cabinetry is paired with Corian worktops, stone accents and a central island, alongside integrated appliances including Siemens ovens and a Quooker tap. Bifold doors open onto a porcelain terrace, while Crittall-style doors lead to a fitted family room and into a stunning bespoke oak-framed orangery with a roof lantern, creating a bright and seamless flow of living space. Upstairs, the property offers four well-proportioned bedrooms and two contemporary bathrooms, including a principal suite with fitted wardrobes and en-suite.  Externally there is an immaculate front garden while the landscaped rear garden features lawned areas, mature planting, a porcelain patio, decked seating with lighting and a powered summer house.  Conveniently positioned close to the village centre, the property is well placed for a range of amenities, reputable schools and transport links.

EPC Rating: C

## Property Photos

- ![Photo](/listings/photos/89815563/699564)
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- ![Photo](/listings/photos/89815563/699571)
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- ![Photo](/listings/photos/89815563/699585)

## Floorplans

- ![Floorplan 1](/listings/photos/89815563/699586) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/89815563/699589) - EPC 1

## FENSA Certificates

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

### FENSA Certificate #307138
- **Address:** 15 Beechfield Road, Alderley Edge, SK9 7AT
- **Certificate Issued:** 31/12/2002
- **Work Completed:** 09/09/2002
- **Items:** 12 window(s), 2 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 15 BEECHFIELD ROAD, ALDERLEY EDGE, CHESHIRE EAST, SK9 7AT | £770,000 | 26/02/2021 | 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 |
|---------|-------|------|------|
| [Same street] KNIGHTS KEEP BEECHFIELD ROAD, ALDERLEY EDGE, CHESHIRE EAST, SK9 7AT | £2,900,000 | 03/11/2023 | Other |
| [Same street] THE ORCHARD FLAT 2 BEECHFIELD ROAD, ALDERLEY EDGE, CHESHIRE EAST, SK9 7AT | £300,000 | 21/09/2022 | Flat |
| ALDERLEY EDGE DELIVERY OFFICE MACCLESFIELD ROAD, ALDERLEY EDGE, CHESHIRE EAST, SK9 7BQ | £625,000 | 11/05/2022 | Other |
| 10 CONGLETON ROAD, ALDERLEY EDGE, CHESHIRE EAST, SK9 7AA | £41,600 | 29/07/2021 | Other |
| BEECHFIELD HOUSE FLAT 1 BEECHFIELD ROAD, ALDERLEY EDGE, CHESHIRE EAST, SK9 7AU | £500,000 | 30/06/2021 | Other |
| [Same street] THE ORCHARD FLAT 3 BEECHFIELD ROAD, ALDERLEY EDGE, CHESHIRE EAST, SK9 7AT | £337,000 | 29/06/2021 | Flat |

**Street average:** £1,179,000 (3 sales)
**Area average:** £388,867 (3 sales)

## Price vs local average

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

- **Local average:** £837,551 (8 Other, SK9, 2024–2026)
- **Deviation:** +18.8%

## Rental Range

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

- **Low:** £878/mo
- **Realistic:** £975/mo
- **Optimistic:** £1,073/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £760/mo

## 1% Rule

- **Rent ratio:** 0.1% (weak for cashflow)
- **Max investor price (0.8%):** £121,875
- **Target investor price (1%):** £97,500

*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:** £6,067/m²

## Capital growth trend

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

- **5y growth:** 249.7%
- **10y growth:** 443.1%

## House Price Index (HM Land Registry)

*Official index for Cheshire East; All dwelling types series; as of March 2026.*

- **1y growth (index):** 1.3%
- **5y growth (index):** 22.9%
- **10y growth (index):** 52.2%

## 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

Floor area

164 m²

EPC rating

Year built

England and Wales: 1983-1990

Last sold

£770,000 Feb 2021

Price per m²

£6,067/m²

Local average

£837,551 (+18.8%)

Deprivation

Decile 10 (32,862 of 33,755)

Street crime

22 incidents within 1 mile (Apr 2026)

Key features

Sought After Village Location
Contemporary Interior
Four Bedrooms
Two Bathrooms
Corner Plot

Additional details

Parking: Off street
Garden: Yes
Listed property: No
Restrictions: No
Required access: No
Rights of way: No
Flooded in last 5 years: No
Flood defences: No

Description

Enjoying an elevated corner position, this stylish and impeccably presented home has been significantly enhanced by the current owners, with extensions, landscaping and high-quality upgrades throughout. A newly laid block-paved driveway provides generous parking and leads to a welcoming entrance hall featuring contemporary flooring, bespoke storage and a striking oak and glass staircase. The ground floor offers versatile living space including a spacious living room and a separate snug or home office, alongside a practical utility/WC. The standout feature is the impressive open-plan kitchen, dining and living area, thoughtfully designed as the heart of the home. Sleek contemporary cabinetry is paired with Corian worktops, stone accents and a central island, alongside integrated appliances including Siemens ovens and a Quooker tap. Bifold doors open onto a porcelain terrace, while Crittall-style doors lead to a fitted family room and into a stunning bespoke oak-framed orangery with a roof lantern, creating a bright and seamless flow of living space. Upstairs, the property offers four well-proportioned bedrooms and two contemporary bathrooms, including a principal suite with fitted wardrobes and en-suite. Externally there is an immaculate front garden while the landscaped rear garden features lawned areas, mature planting, a porcelain patio, decked seating with lighting and a powered summer house. Conveniently positioned close to the village centre, the property is well placed for a range of amenities, reputable schools and transport links.
EPC Rating: C

Listed by

Alderley Edge

Mosley Jarman

Reference: 89815563

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 21/11/2025

Expiry date: 20/11/2035

Current heating cost: £1,265/year

Potential heating cost: £1,194/year

Est. upgrade cost to C: £16,500

Recommendations

Floor insulation (solid floor) (£5,000 - £10,000)
Solar photovoltaic panels, 2.5 kWp (£8,000 - £10,000)

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 #307138

Property Details

Street: 15 Beechfield Road

Town: Alderley Edge

Postcode: SK9 7AT

Installation Details

Items: 12 windows and 2 doors

Certificate Issued: 31/12/2002

Work Completed: 09/09/2002

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

Event	Date	Price	% change
Listed for sale	—	£995,000	+29.2%
Sold	26/02/2021 (5 years ago)	£770,000	—

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
Same street KNIGHTS KEEP BEECHFIELD ROAD, ALDERLEY EDGE, CHESHIRE EAST, SK9 7AT	£2,900,000	03/11/2023	Other
Same street THE ORCHARD FLAT 2 BEECHFIELD ROAD, ALDERLEY EDGE, CHESHIRE EAST, SK9 7AT	£300,000	21/09/2022	Flat
ALDERLEY EDGE DELIVERY OFFICE MACCLESFIELD ROAD, ALDERLEY EDGE, CHESHIRE EAST, SK9 7BQ	£625,000	11/05/2022	Other
10 CONGLETON ROAD, ALDERLEY EDGE, CHESHIRE EAST, SK9 7AA	£41,600	29/07/2021	Other
BEECHFIELD HOUSE FLAT 1 BEECHFIELD ROAD, ALDERLEY EDGE, CHESHIRE EAST, SK9 7AU	£500,000	30/06/2021	Other
Same street THE ORCHARD FLAT 3 BEECHFIELD ROAD, ALDERLEY EDGE, CHESHIRE EAST, SK9 7AT	£337,000	29/06/2021	Flat

Street average: £1,179,000 (3 sales)

Area average: £388,867 (3 sales)

Capital growth trend

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

5y growth 249.7%

10y growth 443.1%

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

1y (index) 1.3%

5y (index) 22.9%

10y (index) 52.2%

Rental Range

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

Low £878/mo

Realistic £975/mo

Optimistic £1,073/mo

Based on Local Authority from postcode lookup → Cheshire East.

LHA (30th percentile) floor for West Pennine: £760/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View SK9 7AT

Nearby

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

Type	Name	Distance
Bus stop	Alderley Edge, Congleton Road / Beechfield Road	0.1 miles
Shop	Murphy's Barber Shop	0.2 miles
Shop	Coggles	0.2 miles
Train station	Alderley Edge	0.5 miles
Train station	Wilmslow	2.1 miles
Hospital	Rosemount Resource Centre	4.5 miles
Hospital	Altrincham Hospital	7.7 miles
University	University of Manchester Fallowfield Campus	10.2 miles
University	Fallowfield Reception and Richmond Amenities Building	10.2 miles

Street-level crime

Category	Count
Violence and sexual offences	7
Drugs	5
Public order	3
Anti-social behaviour	2
Other theft	2
Burglary	1
Criminal damage and arson	1
Robbery	1
Total incidents	22

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
The Ryleys School	Other	0.5 miles	— (No rating)
Alderley Edge Community Primary School	Primary	0.5 miles	— (Inspected (no overall grade))
Alderley Edge School for Girls	Other	0.6 miles	— (No rating)
Nether Alderley Primary School	Primary	0.8 miles	Good — 1 May 2012
Lindow Community Primary School	Primary	1.4 miles	Good — 11 Mar 2014

Rental Comparables

Loading rental comparables for this postcode. Refresh in a few minutes.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.1%

Max investor price (0.8%) £121,875

Target investor price (1%) £97,500

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).