Sold STC Barn Conversion

Kinder House

HOLLIN LANE, MACCLESFIELD, SUTTON, CHESHIRE EAST SK11 0NN

4 beds 4 baths 2,809 sq ft Listed 29 Apr 2025 (-414d)

£1,175,000

Guide Price

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# 4 bedroom barn conversion for sale (SK11 0NN)

## Property Details

| Key | Value |
|-----|-------|
| Address | KINDER HOUSE, HOLLIN LANE, MACCLESFIELD, SUTTON, CHESHIRE EAST SK11 0NN |
| Price | £1,175,000 |
| Bedrooms | 4 |
| Bathrooms | 4 |
| Council tax | G |
| Construction age | England and Wales: 1996-2002 |
| Floor area | 261 m² |
| Last sold | £960,000 Oct 2017 |

## Description

*** WATCH OUR VIDEO TOUR ***

A barn conversion of merit - high ceilings and natural light are constants, as is the use of local natural materials. Here, you can enjoy a dream country lifestyle without feeling too remote.

- Secluded rural location

- Proximity to town

- High quality renovation

- Original features

- 19th Century French limestone fireplace

- Large kitchen/living space with doors onto terrace

- Four bedrooms, three en suite and family bathroom

- Underfloor heating on ground floor

- Study and bedroom suite annexe

- In-ground trampoline

- Planning permission to make garage habitable

- Large gravel driveway

- Electric car charge points

- In all about 2.3 acres

## Property Photos

- ![Front Elevation](/listings/photos/161248781/34267) - Front Elevation
- ![Entrance Hall](/listings/photos/161248781/34271) - Entrance Hall
- ![Drawing Room](/listings/photos/161248781/34274) - Drawing Room
- ![Kitchen/Living](/listings/photos/161248781/34276) - Kitchen/Living
- ![Kitchen/Living](/listings/photos/161248781/34279) - Kitchen/Living
- ![Kitchen/Living](/listings/photos/161248781/34282) - Kitchen/Living
- ![Living Area](/listings/photos/161248781/34284) - Living Area
- ![Kitchen](/listings/photos/161248781/34287) - Kitchen
- ![Landing](/listings/photos/161248781/34290) - Landing
- ![Bedroom 1](/listings/photos/161248781/34291) - Bedroom 1
- ![Bedroom 1](/listings/photos/161248781/34292) - Bedroom 1
- ![En Suite](/listings/photos/161248781/34293) - En Suite
- ![Bedroom](/listings/photos/161248781/34295) - Bedroom
- ![Bathroom](/listings/photos/161248781/34297) - Bathroom
- ![Kinder House](/listings/photos/161248781/34299) - Kinder House
- ![Terrace](/listings/photos/161248781/34303) - Terrace
- ![Grounds](/listings/photos/161248781/34305) - Grounds
- ![Grounds & View](/listings/photos/161248781/34308) - Grounds & View
- ![Front Elevation](/listings/photos/161248781/34314) - Front Elevation
- ![Entrance](/listings/photos/161248781/34318) - Entrance
- ![Site Plan](/listings/photos/161248781/34323) - Site Plan

## Floorplans

- ![Ground Floor](/listings/photos/161248781/34325) - Ground Floor
- ![First Floor](/listings/photos/161248781/34329) - First Floor
- ![Garage](/listings/photos/161248781/34332) - Garage

## EPC Graphs

- ![EPC](/listings/photos/161248781/34339) - EPC

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| KINDER HOUSE HOLLIN LANE, SUTTON, MACCLESFIELD, CHESHIRE EAST, SK11 0NN | £960,000 | 06/10/2017 | Terraced |

## 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] DYEHOUSE COTTAGE 3 HOLLIN LANE, SUTTON, MACCLESFIELD, CHESHIRE EAST, SK11 0NN | £240,000 | 27/04/2022 | Detached |

**Street average:** £240,000 (1 sale)

## Price vs local average

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

- **Local average:** £457,443 (16 Other, SK11, 2024–2026)
- **Deviation:** +156.9%

## 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 East Cheshire (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,745/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 |
|------|------|------|------|------|
| [Siddington, Macclesfield, Cheshire](http://87.117.209.195:8080/listings/55953dd) | £2,750/mo | 4 | 6.69 miles | Rightmove |

**Average rent: £2,750/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.23% (weak for cashflow)
- **Max investor price (0.8%):** £343,750
- **Target investor price (1%):** £275,000

*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 £2,750/mo).*

- **Gross yield:** 2.8%
- **Cost-to-rent:** 35.6×
- **Monthly cashflow:** £-2,177/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -7.7%

*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).*

## Price per Square Metre

- **£/m²:** £4,502/m²

## Capital growth trend

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

- **5y growth:** -12.7%
- **10y growth:** 33%

## 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)

Front Elevation Entrance Hall Drawing Room Kitchen/Living Kitchen/Living Kitchen/Living Living Area Kitchen Landing Bedroom 1 Bedroom 1 En Suite Bedroom Bathroom Kinder House Terrace Grounds Grounds & View Front Elevation Entrance Site Plan

/ 21

Property details

Tenure

FREEHOLD

Floor area

261 m²

Council tax band

Year built

England and Wales: 1996-2002

Last sold

£960,000 Oct 2017

Price per m²

£4,502/m²

Local average

£457,443 (+156.9%)

Deprivation

Decile 7 (23,130 of 33,755)

Street crime

1 incident within 1 mile (Apr 2026)

Key features

IN ALL ABOUT 3,012 SQ FT
1 BEDROOM ANNEXE
PLANNING PERMISSION FOR GARAGE CONVERSION
RENOVATED 19TH CENTURY PROPERTY
VIEWS TOWARDS TEGGS NOSE & HANGING GATE
IN ALL ABOUT 2.3 ACRES

Additional details

Electricity: Mains supply
Water: Private supply
Sewerage: Private supply
Heating: Gas
Parking: Garage, Driveway, Gated, EV charging
Listed property: No
Restrictions: Yes
Required access: No

Description

* WATCH OUR VIDEO TOUR *

A barn conversion of merit - high ceilings and natural light are constants, as is the use of local natural materials. Here, you can enjoy a dream country lifestyle without feeling too remote.

- Secluded rural location
- Proximity to town
- High quality renovation
- Original features
- 19th Century French limestone fireplace
- Large kitchen/living space with doors onto terrace
- Four bedrooms, three en suite and family bathroom
- Underfloor heating on ground floor
- Study and bedroom suite annexe
- In-ground trampoline
- Planning permission to make garage habitable
- Large gravel driveway
- Electric car charge points
- In all about 2.3 acres

Listed by

Alderley Edge

Jackson-Stops & Staff

Reference: 161248781

EPC ratings on this postcode

We don't have a matched EPC for this property yet. Below are efficiency scores and details for other addresses on this postcode.

Address	Current	Potential	Floor area	Age band	Type
2 Dyehouse Cottage, Hollin Lane, Sutton	60	88	61 m²	England and Wales: before 1900	House
2 Dyehouse Cottage, Hollin Lane, Sutton	45	69	60 m²	England and Wales: 1900-1929	House
2 Dyehouse Cottage, Hollin Lane, Sutton, MACCLESFIELD	45	69	60 m²	England and Wales: 1900-1929	Terraced
2 Dyehouse Cottage, Hollin Lane, Sutton, MACCLESFIELD	60	88	61 m²	England and Wales: before 1900	Terraced
3 Dyehouse Cottage, Hollin Lane, Sutton	50	91	42 m²	England and Wales: 1900-1929	House
3 Dyehouse Cottage, Hollin Lane, Sutton	44	85	60 m²	England and Wales: before 1900	House
3 Dyehouse Cottage, Hollin Lane, Sutton	24	33	60 m²	England and Wales: before 1900	House
3 Dyehouse Cottage, Hollin Lane, Sutton	59	91	42 m²	England and Wales: 1900-1929	House
3 Dyehouse Cottage, Hollin Lane, Sutton, MACCLESFIELD	59	91	42 m²	England and Wales: 1900-1929	Terraced
3 Dyehouse Cottage, Hollin Lane, Sutton, MACCLESFIELD	50	91	42 m²	England and Wales: 1900-1929	Terraced
3 Dyehouse Cottage, Hollin Lane, Sutton, MACCLESFIELD	44	85	60 m²	England and Wales: before 1900	Terraced
Annexe At, Foxbank Farm, Hollin Lane	63	108	78 m²	England and Wales: 1900-1929	Bungalow
Annexe At, Foxbank Farm, Hollin Lane, SUTTON	63	108	78 m²	England and Wales: 1900-1929	Terraced
Civit Hills Farm, Hollin Lane, Sutton	23	38	271 m²	England and Wales: before 1900	House
Civit Hills House, Hollin Lane	73	82	198 m²	England and Wales: 2012 onwards	House

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Ground Floor

First Floor

Garage

EPC Graphs

EPC

Price history

Event	Date	Price	% change
Sold	06/10/2017 (8 years ago)	£960,000	—

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 DYEHOUSE COTTAGE 3 HOLLIN LANE, SUTTON, MACCLESFIELD, CHESHIRE EAST, SK11 0NN	£240,000	27/04/2022	Detached

Street average: £240,000 (1 sale)

Capital growth trend

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

5y growth -12.7%

10y growth 33%

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 East Cheshire: £1,745/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View SK11 0NN

Address

Hollin Lane

Nearby

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

Type	Name	Distance
Bus stop	Sutton Lane Ends, Langley Road	1.1 miles
Bus stop	Sutton Lane Ends, Walker Lane / Hollin Lane	1.1 miles
Shop	Sutton General Store and Post Office	1.1 miles
Shop	Fairways Garden Centre	1.6 miles
Train station	Macclesfield	2.7 miles
Hospital	Macclesfield District General Hospital	3.3 miles
Hospital	Rosemount Resource Centre	3.3 miles
Train station	Prestbury	5.3 miles
University	University of Derby, Buxton	7.7 miles
University	Tovell Building, Buxton & Leek College	8.5 miles

Street-level crime

Category	Count
Violence and sexual offences	1
Total incidents	1

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
Hollinhey Primary School	Primary	1.2 miles	Good — 27 Feb 2012
Ash Grove Academy	Primary	2.2 miles	Outstanding — 26 Jun 2024
Christ The King Catholic and Church of England Primary School	Primary	2.3 miles	Inadequate — 11 Jul 2018
Wincle CofE Primary School	Primary	2.5 miles	Good — 17 Nov 2014
The Macclesfield Academy	Secondary	2.5 miles	Requires improvement — 21 Jul 2020

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
Siddington, Macclesfield, Cheshire	£2,750/mo	4	6.69 miles	Rightmove

Average rent: £2,750/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.23%

Max investor price (0.8%) £343,750

Target investor price (1%) £275,000

Gross yield 2.8%

Cost-to-rent ratio 35.6×

Monthly cashflow £-2,177/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -7.7%

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).

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