For sale Detached

Tree Tops

CHELFORD ROAD, MACCLESFIELD, PRESTBURY, CHESHIRE EAST SK10 4PT

5 beds 5 baths Listed 16 Mar 2026 (-218d)

£3,750,000

Guide Price

Reduced on 10 Jun 2026 · Was £3,995,000

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# 5 bedroom detached house for sale (SK10 4PT)

## Property Details

| Key | Value |
|-----|-------|
| Address | TREE TOPS, CHELFORD ROAD, MACCLESFIELD, PRESTBURY, CHESHIRE EAST SK10 4PT |
| Price | £3,750,000 |
| Bedrooms | 5 |
| Bathrooms | 5 |
| Council tax | H |
| Last sold | £2,800,000 Apr 2025 |

## Description

*** WATCH OUR VIDEO TOUR ***

A substantial modern house in a coveted setting, with landscaped gardens and a garden-facing leisure suite with indoor pool.

- Chelford Road location

- South-facing landscaped garden

- 4-storey family home

- Uninterrupted views

- Bespoke cabinetry throughout

- Galleried hallway

- 5 bedrooms, all en suite

- Handmade oak kitchen with electric AGA

- French doors and balcony from the kitchen

- Leisure suite with indoor pool

- Lounge and cinema room with Bose surround sound - all other basement and ground floor rooms have ceiling speakers

- Wine cellar

- Good-sized attic storage

- Stone terracing

- Greenhouse

- Electrically gated entrance

- Double garage with 22KW electric charge point

- In all just under 1 acre

## Property Photos

- ![Front Elevation](/listings/photos/173316701/74434) - Front Elevation
- ![Entrance Hall](/listings/photos/173316701/74435) - Entrance Hall
- ![Grounds & View](/listings/photos/173316701/74436) - Grounds & View
- ![Dining Kitchen](/listings/photos/173316701/74437) - Dining Kitchen
- ![Pool](/listings/photos/173316701/74438) - Pool
- ![Snug](/listings/photos/173316701/74439) - Snug
- ![Living Room](/listings/photos/173316701/74440) - Living Room
- ![Dining Room](/listings/photos/173316701/74441) - Dining Room
- ![Lounge](/listings/photos/173316701/74442) - Lounge
- ![Dining Kitchen](/listings/photos/173316701/74443) - Dining Kitchen
- ![Dining Kitchen](/listings/photos/173316701/74444) - Dining Kitchen
- ![Balcony View](/listings/photos/173316701/74445) - Balcony View
- ![Landing](/listings/photos/173316701/74446) - Landing
- ![Bedroom](/listings/photos/173316701/74447) - Bedroom
- ![Dressing Room](/listings/photos/173316701/74448) - Dressing Room
- ![En Suite](/listings/photos/173316701/74449) - En Suite
- ![Bedroom](/listings/photos/173316701/74450) - Bedroom
- ![En Suite](/listings/photos/173316701/74451) - En Suite
- ![Bedroom](/listings/photos/173316701/74452) - Bedroom
- ![En Suite](/listings/photos/173316701/74453) - En Suite
- ![Lower Ground View Up](/listings/photos/173316701/74454) - Lower Ground View Up
- ![Gym](/listings/photos/173316701/74455) - Gym
- ![Music/Cinema Room](/listings/photos/173316701/74456) - Music/Cinema Room
- ![Bedroom](/listings/photos/173316701/74457) - Bedroom
- ![En Suite](/listings/photos/173316701/74458) - En Suite
- ![Front Elevation](/listings/photos/173316701/74459) - Front Elevation
- ![Rear Elevation](/listings/photos/173316701/74460) - Rear Elevation
- ![Grounds & View](/listings/photos/173316701/74461) - Grounds & View
- ![Grounds](/listings/photos/173316701/74462) - Grounds
- ![Grounds & View](/listings/photos/173316701/74463) - Grounds & View
- ![Rear Elevation](/listings/photos/173316701/74464) - Rear Elevation
- ![Entrance](/listings/photos/173316701/74465) - Entrance
- ![Picture No. 47](/listings/photos/173316701/74466) - Picture No. 47

## Floorplans

- ![Ground Floor](/listings/photos/173316701/74467) - Ground Floor
- ![Lower Ground Floor](/listings/photos/173316701/74468) - Lower Ground Floor
- ![First Floor](/listings/photos/173316701/74469) - First Floor
- ![Attic](/listings/photos/173316701/74470) - Attic

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/173316701/74471) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| TREE TOPS CHELFORD ROAD, PRESTBURY, MACCLESFIELD, CHESHIRE EAST, SK10 4PT | £2,800,000 | 23/04/2025 | Detached |
| TREE TOPS CHELFORD ROAD, PRESTBURY, MACCLESFIELD, CHESHIRE EAST, SK10 4PT | £1,537,500 | 11/04/2017 | 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] RUDBY CHELFORD ROAD, PRESTBURY, MACCLESFIELD, CHESHIRE EAST, SK10 4PT | £755,000 | 16/12/2025 | Detached |
| [Same street] NORMANS HALL CHELFORD ROAD, PRESTBURY, MACCLESFIELD, CHESHIRE EAST, SK10 4PT | £5,000,000 | 03/03/2022 | Detached |

**Street average:** £2,877,500 (2 sales)

## Price vs local average

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

- **Local average:** £837,790 (94 Detached, SK10, 2024–2026)
- **Deviation:** +347.6%

## Rental Range

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

- **Low:** £887/mo
- **Realistic:** £985/mo
- **Optimistic:** £1,084/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

## 1% Rule

- **Rent ratio:** 0.03% (weak for cashflow)
- **Max investor price (0.8%):** £123,125
- **Target investor price (1%):** £98,500

*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.*

## Capital growth trend

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

- **5y growth:** 8.8%
- **10y growth:** 40.4%

## House Price Index (HM Land Registry)

*Official index for Cheshire East; Detached series; as of July 2026.*

- **1y growth (index):** 4.6%
- **5y growth (index):** 27.4%
- **10y growth (index):** 51.1%

## 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 Grounds & View Dining Kitchen Pool Snug Living Room Dining Room Lounge Dining Kitchen Dining Kitchen Balcony View Landing Bedroom Dressing Room En Suite Bedroom En Suite Bedroom En Suite Lower Ground View Up Gym Music/Cinema Room Bedroom En Suite Front Elevation Rear Elevation Grounds & View Grounds Grounds & View Rear Elevation Entrance Picture No. 47

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Property details

Tenure

FREEHOLD

Council tax band

Last sold

£2,800,000 Apr 2025

Local average

£837,790 (+347.6%)

Deprivation

Decile 10 (32,574 of 33,755)

Street crime

8 incidents within 1 mile (Aug 2026)

Key features

IN ALL ABOUT 8,177 SQ FT
SOUGHT-AFTER CHELFORD ROAD
IMMACULATELY KEPT INTERIOR
FABULOUS GALLERIED ATRIUM
TRANQUIL, VERDANT SURROUNDS
INCREDIBLY PRIVATE PLOT
GENEROUS DRIVE
ELEVATED POSITION
SOUTH-FACING GARDEN
IN ALL ABOUT 0.82 OF AN ACRE

Additional details

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

Description

* WATCH OUR VIDEO TOUR *

A substantial modern house in a coveted setting, with landscaped gardens and a garden-facing leisure suite with indoor pool.

- Chelford Road location
- South-facing landscaped garden
- 4-storey family home
- Uninterrupted views
- Bespoke cabinetry throughout
- Galleried hallway
- 5 bedrooms, all en suite
- Handmade oak kitchen with electric AGA
- French doors and balcony from the kitchen
- Leisure suite with indoor pool
- Lounge and cinema room with Bose surround sound - all other basement and ground floor rooms have ceiling speakers
- Wine cellar
- Good-sized attic storage
- Stone terracing
- Greenhouse
- Electrically gated entrance
- Double garage with 22KW electric charge point
- In all just under 1 acre

Listed by

Alderley Edge

Jackson-Stops & Staff

Reference: 173316701

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
57, Chelford Road, Prestbury	73	80	227 m²	England and Wales: 1983-1990	House
57, Chelford Road, Prestbury, MACCLESFIELD	73	80	227 m²	England and Wales: 1983-1990	Detached
Chenies, Chelford Road, Prestbury	76	77	599 m²	England and Wales: 2003-2006	House
Chenies, Chelford Road, Prestbury	66	68	538 m²	—	House
Chenies, Chelford Road, Prestbury, MACCLESFIELD	76	77	660 m²	England and Wales: 2003-2006	Detached
Chenies, Chelford Road, Prestbury, MACCLESFIELD	67	72	611 m²	England and Wales: 2003-2006	Detached
Chenies, Chelford Road, Prestbury, MACCLESFIELD	66	68	538 m²	—	Detached
Grenaway, Chelford Road, Prestbury	71	76	785 m²	England and Wales: 2007-2011	House
Grenaway, Chelford Road, Prestbury	75	78	735 m²	England and Wales: 2007 onwards	House
Grenaway, Chelford Road, Prestbury, MACCLESFIELD	71	76	785 m²	England and Wales: 2007-2011	Detached
Grenaway, Chelford Road, Prestbury, MACCLESFIELD	75	78	—	England and Wales: 2007-2011	—
Harebarrow, Chelford Road, Prestbury	73	76	470 m²	England and Wales: 1930-1949	House
Harebarrow, Chelford Road, Prestbury, MACCLESFIELD	73	76	470 m²	England and Wales: 1930-1949	Detached
HIGHGROVE, CHELFORD ROAD, PRESTBURY	71	76	328 m²	England and Wales: 2003-2006	Bungalow
Highgrove, Chelford Road, Prestbury	63	79	159 m²	England and Wales: 1930-1949	Bungalow

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Registered land (INSPIRE)

This location falls inside an HM Land Registry INSPIRE registered freehold polygon.

Plot: ~3,317 m² (0.82 acres)

Source: HM Land Registry INSPIRE Index Polygons.

Floorplans

Ground Floor

Lower Ground Floor

First Floor

Attic

EPC Graphs

EPC Rating Graph

Price history

82% since 2017

Event	Date	Price	% change
Listed for sale	—	£3,750,000	+33.9%
Sold	23/04/2025 (1 year ago)	£2,800,000	+82.1%
Sold	11/04/2017 (9 years ago)	£1,537,500	—

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 RUDBY CHELFORD ROAD, PRESTBURY, MACCLESFIELD, CHESHIRE EAST, SK10 4PT	£755,000	16/12/2025	Detached
Same street NORMANS HALL CHELFORD ROAD, PRESTBURY, MACCLESFIELD, CHESHIRE EAST, SK10 4PT	£5,000,000	03/03/2022	Detached

Street average: £2,877,500 (2 sales)

Capital growth trend

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

5y growth 8.8%

10y growth 40.4%

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

1y (index) 4.6%

5y (index) 27.4%

10y (index) 51.1%

Rental Range

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

Low £887/mo

Realistic £985/mo

Optimistic £1,084/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 SK10 4PT

Address

Chelford Road

Nearby

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

Type	Name	Distance
Shop	Hartwoods	0.4 miles
Bus stop	Adders Moss, School Lane / Festival Drive	0.8 miles
Bus stop	Mottram St Andrew, Old Wilmslow Road / Greendale Lane	0.9 miles
Shop	Arthur Burns & Son	0.9 miles
Train station	Prestbury	1.5 miles
Hospital	Rosemount Resource Centre	2.1 miles
Hospital	Macclesfield District General Hospital	2.1 miles
Train station	Alderley Edge	2.8 miles
University	University of Derby, Buxton	10.9 miles
University	Fallowfield Reception and Richmond Amenities Building	11.3 miles

Street-level crime

Category	Count
Violence and sexual offences	4
Criminal damage and arson	2
Anti-social behaviour	1
Drugs	1
Total incidents	8

Within 1 mile during Aug 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 King's School In Macclesfield	Other	0.7 miles	— (No rating)
The Fallibroome Academy	Secondary	1.1 miles	Good — 16 Feb 2023
Upton Priory School	Primary	1.3 miles	Good — 28 Jan 2015
Prestbury CofE Primary School	Primary	1.3 miles	Good — 12 May 2020
Whirley Primary School	Primary	1.3 miles	Good — 14 Apr 2011

Rental Comparables

Rental comparables data is not available for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.03%

Max investor price (0.8%) £123,125

Target investor price (1%) £98,500

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).

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