For sale Detached

14 CYPRESS CLOSE

MACCLESFIELD, LYME GREEN, CHESHIRE EAST SK11 0EX

3 beds 2 baths 1,098 sq ft Listed 11 Aug 2026 (-19d)

£400,000

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# 3 bedroom detached house for sale (SK11 0EX)

## Property Details

| Key | Value |
|-----|-------|
| Address | 14 CYPRESS CLOSE, MACCLESFIELD, LYME GREEN, CHESHIRE EAST SK11 0EX |
| Price | £400,000 |
| Bedrooms | 3 |
| Bathrooms | 2 |
| Council tax | D |
| Floor area | 102 m² |
| Last sold | £384,995 Nov 2024 |

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** B
- **Expiry date:** 17/11/2034
- **Current heating cost:** £335/year

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9334-1839-6009-0318-8292)

## Description

** NO ONWARD CHAIN ** Internal Inspection Essential, SHOW HOME CONDITION ** An elegant and most beautifully appointed detached family home on a prestigious development built by Bovis homes with this particular property being the sought after 'Spruce' style. Apart from the obvious attributes of these properties given their impressive appearance, elegantly presented accommodation and attractive setting, convenience also features given the proximity of local shops and not too far from excellent schools, Macclesfield canal and the town centre with its excellent public transport links. The property is fitted with solar panels to help reduce energy costs and improve efficiency and in brief comprises; entrance hallway, downstairs W.C, elegantly presented dual aspect living room with French doors leading out to the private Westerly facing garden, a stylish open plan dining kitchen fitted with a range of integrated appliances and utility room. The first floor provides three double bedrooms, stylish bathroom and en-suite facilities to the master bedroom. Externally, there is a driveway to the side providing off road parking and leads to the detached garage. To the rear is a low maintenance Westerly facing garden mainly laid to lawn with a paved patio and an additional raised decked seating area to the rear. This home has over 8 years of the NHBC warranty remaining.

**Location** - Set in Cheshire's plains, on the fringe of the Peak District National Park, Macclesfield combines the old with the new. Originally a medieval town, Macclesfield became the country's 'Silk' capital in the 1750's, whilst it still retains that heritage, in recent years it has grown to become a thriving business centre. Macclesfield is a modern shopping centre with a range of leisure facilities to suit most tastes. There is a popular monthly Treacle Market which is a bustling Arts, Antiques, Crafts, Food and Drink Market, held on the cobbles of the town centre with around 140 stalls of exceptional food and drink, unique crafts and vintage and information from the Macclesfield community. There are many independent and state primary and secondary schools. The access points of the North West Motorway network system, Manchester International Airport and some of Cheshire's finest countryside are close at hand. Intercity rail links to London Euston and Manchester Piccadilly can be found at Macclesfield and Wilmslow railway stations as well as commuter rail links to the local business centres.

**Directions** - Leaving Macclesfield in a southerly direction along the A523, continue past Macclesfield Town Football Club on your right hand side and go over the canal bridge. After a short distance the property take the next right onto Sparrow Avenue (the new Bovis Homes site). After a short drive turn left onto Cypress Close and the property will be found on the right.

**Entrance Hallway** - Entrance hallway with stairs leading to the first first floor landing. Doors to the living room and dining kitchen and downstairs WC. Laminate flooring. Radiator.

**Downstairs Wc** - Fitted with a low level push button WC and pedestal wash basin. Laminate flooring. Radiator.

**Dual Aspect Living Room** - 5.49m x 3.35m (18'0 x 11'0) - Elegantly presented living room decorated in neutral colours and featuring a contemporary electric fire. Double glazed French doors to the rear and double glazed window to the front and side aspect. Built in storage cupboard. Radiator.

**Dining Kitchen** - 5.49m x 3.12m (18'0 x 10'3) - Fitted with a stylish range of base units with work surfaces over and matching wall mounted cupboards. One and a quarter bowl stainless steel sink unit with mixer tap and drainer. Four ring electric hob with extractor hood over and oven below. Integrated fridge, freezer and dishwasher all with matching cupboard fronts. Double glazed window to the front, side and rear aspect. Laminate flooring. Radiator. Space for a dining table and chairs.

**Utility Room** - Fitted with a base unit with work surface over and space for a washing machine and tumble dryer. Boiler. Radiator. Composite door to the garden.

**Stairs To The First Floor** - Double glazed window to the rear aspect. Access to the loft space. Radiator.

**Bedroom One** - 5.49m x 3.35m max (18'0 x 11'0 max) - Ample space for a king size bed and dressing area. Double glazed window to the front, side and rear aspect. Two radiators. Door to en-suite shower room.

**En-Suite Shower Room** - Stylish suite comprising; shower cubicle, low level push button WC and pedestal wash hand basin. Part tiled walls. Double glazed frosted window to the side aspect. Radiator

**Bedroom Two** - 3.66m x 3.25m (12'0 x 10'8) - Double bedroom with double glazed window to the front aspect. Radiator.

**Bedroom Three** - 3.66m x 2.13m (12'0 x 7'0) - Double bedroom with double glazed window to the rear aspect. Radiator.

**Family Bathroom** - Contemporary fitted suite incorporating; panelled bath with shower fittings off the taps, low level push button WC and pedestal wash hand basin. Part tiled walls. Radiator. Double glazed frosted window to the front aspect.

**Outside** -

**Driveway** - To the side of the property is a driveway providing off road parking. Electric car charging point. Courtesy gate providing access to the private garden.

**Detached Garage** - 5.79m x 3.00m (19'0 x 9'10) - Up and over door.

**Westerly Facing Garden** - To the rear is a low maintenance Westerly facing garden mainly laid to lawn with a paved patio and an additional raised decked seating area to the rear. Raised flower bed. Outside tap. Fenced and enclosed with a courtesy gate to the side.

**Tenure** - The vendor has advised that the property is Freehold and that the council tax band is D.

We would advise any prospective buyer to confirm these details with their legal representative

**Anti Money Laundering - Note** - To be able to sell or purchase a property in the United Kingdom all agents have a legal requirement to conduct Identity checks on all customers involved in the transaction to fulfil their obligations under Anti Money Laundering regulations. We outsource this check to a third party and a charge will apply. Ask the branch for further details.

**Agents Note** - This home has over 8 years of the NHBC warranty remaining.

## Property Photos

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## Floorplans

- ![Floorplan 1](/listings/photos/91898016/1901148) - Floorplan 1

## EPC Graphs

- ![EE Rating](/listings/photos/91898016/1901150) - EE Rating

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 14 CYPRESS CLOSE, LYME GREEN, MACCLESFIELD, CHESHIRE EAST, SK11 0EX | £384,995 | 22/11/2024 | 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 |
|---------|-------|------|------|
| HAWTHORN HOUSE, 15 STANIER CLOSE, LYME GREEN, MACCLESFIELD, CHESHIRE EAST, SK11 0LS | £707,000 | 06/10/2022 | Detached |

**Area average:** £707,000 (1 sale)

## Price vs local average

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

- **Local average:** £563,892 (50 Detached, SK11, 2024–2026)
- **Deviation:** -29.1%

## Rental Range

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

- **Low:** £869/mo
- **Realistic:** £965/mo
- **Optimistic:** £1,062/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 |
|------|------|------|------|------|
| 3 Bed Terraced House, Hardwick Drive, SK11 | £1,200/mo | 3 | 1.07 miles | OpenRent |
| [Wardle Crescent, Gawsworth, Macclesfield](http://87.117.209.195:8080/listings/e1bdd9c) | £1,495/mo | 3 | 1.54 miles | Rightmove |

**Average rent: £1,348/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.34% (weak for cashflow)
- **Max investor price (0.8%):** £168,500
- **Target investor price (1%):** £134,800

*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 £1,348/mo).*

- **Gross yield:** 4%
- **Cost-to-rent:** 24.7×
- **Monthly cashflow:** £-387/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -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:** £3,922/m²

## Capital growth trend

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

- **5y growth:** 47%
- **10y growth:** 22.6%

## House Price Index (HM Land Registry)

*Official index for North West; Detached series; as of May 2026.*

- **1y growth (index):** 5.4%
- **5y growth (index):** 26.1%
- **10y growth (index):** 55.5%

## 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

102 m²

Council tax band

EPC rating

Last sold

£384,995 Nov 2024

Price per m²

£3,922/m²

Local average

£563,892 (-29.1%)

Street crime

28 incidents within 1 mile (Jun 2026)

Key features

A BEAUTIFULLY PRESENTED, RECENLTY BUILT DETACHED FAMILY HOME
CLOSE TO LOCAL SHOPS, SCHOOLS AND TOWN CENTRE
WITHIN WALKING DISTANCE TO MACCLESFIELD CANAL AND OPEN COUNTRYSIDE WALKS
DUAL ASPECT LIVING ROOM AND DINING KITCHEN
UTILITY ROOM AND DOWNSTAIRS WC
EPC RATING B AND COUNCIL TAX BAND D
THREE DOUBLE BEDROOMS AND TWO BATHROOMS
DRIVEWAY AND DETACHED GARAGE
WESTERLY FACING GARDEN
NO ONWARD CHAIN

Additional details

Electricity: Mains supply
Water: Mains supply
Sewerage: Mains supply
Heating: Gas central
Parking: Yes
Garden: Yes
Listed property: No
Restrictions: No
Flooded in last 5 years: No
Flood defences: No

Description

NO ONWARD CHAIN Internal Inspection Essential, SHOW HOME CONDITION An elegant and most beautifully appointed detached family home on a prestigious development built by Bovis homes with this particular property being the sought after 'Spruce' style. Apart from the obvious attributes of these properties given their impressive appearance, elegantly presented accommodation and attractive setting, convenience also features given the proximity of local shops and not too far from excellent schools, Macclesfield canal and the town centre with its excellent public transport links. The property is fitted with solar panels to help reduce energy costs and improve efficiency and in brief comprises; entrance hallway, downstairs W.C, elegantly presented dual aspect living room with French doors leading out to the private Westerly facing garden, a stylish open plan dining kitchen fitted with a range of integrated appliances and utility room. The first floor provides three double bedrooms, stylish bathroom and en-suite facilities to the master bedroom. Externally, there is a driveway to the side providing off road parking and leads to the detached garage. To the rear is a low maintenance Westerly facing garden mainly laid to lawn with a paved patio and an additional raised decked seating area to the rear. This home has over 8 years of the NHBC warranty remaining.

Location - Set in Cheshire's plains, on the fringe of the Peak District National Park, Macclesfield combines the old with the new. Originally a medieval town, Macclesfield became the country's 'Silk' capital in the 1750's, whilst it still retains that heritage, in recent years it has grown to become a thriving business centre. Macclesfield is a modern shopping centre with a range of leisure facilities to suit most tastes. There is a popular monthly Treacle Market which is a bustling Arts, Antiques, Crafts, Food and Drink Market, held on the cobbles of the town centre with around 140 stalls of exceptional food and drink, unique crafts and vintage and information from the Macclesfield community. There are many independent and state primary and secondary schools. The access points of the North West Motorway network system, Manchester International Airport and some of Cheshire's finest countryside are close at hand. Intercity rail links to London Euston and Manchester Piccadilly can be found at Macclesfield and Wilmslow railway stations as well as commuter rail links to the local business centres.

Directions - Leaving Macclesfield in a southerly direction along the A523, continue past Macclesfield Town Football Club on your right hand side and go over the canal bridge. After a short distance the property take the next right onto Sparrow Avenue (the new Bovis Homes site). After a short drive turn left onto Cypress Close and the property will be found on the right.

Entrance Hallway - Entrance hallway with stairs leading to the first first floor landing. Doors to the living room and dining kitchen and downstairs WC. Laminate flooring. Radiator.

Downstairs Wc - Fitted with a low level push button WC and pedestal wash basin. Laminate flooring. Radiator.

Dual Aspect Living Room - 5.49m x 3.35m (18'0 x 11'0) - Elegantly presented living room decorated in neutral colours and featuring a contemporary electric fire. Double glazed French doors to the rear and double glazed window to the front and side aspect. Built in storage cupboard. Radiator.

Dining Kitchen - 5.49m x 3.12m (18'0 x 10'3) - Fitted with a stylish range of base units with work surfaces over and matching wall mounted cupboards. One and a quarter bowl stainless steel sink unit with mixer tap and drainer. Four ring electric hob with extractor hood over and oven below. Integrated fridge, freezer and dishwasher all with matching cupboard fronts. Double glazed window to the front, side and rear aspect. Laminate flooring. Radiator. Space for a dining table and chairs.

Utility Room - Fitted with a base unit with work surface over and space for a washing machine and tumble dryer. Boiler. Radiator. Composite door to the garden.

Stairs To The First Floor - Double glazed window to the rear aspect. Access to the loft space. Radiator.

Bedroom One - 5.49m x 3.35m max (18'0 x 11'0 max) - Ample space for a king size bed and dressing area. Double glazed window to the front, side and rear aspect. Two radiators. Door to en-suite shower room.

En-Suite Shower Room - Stylish suite comprising; shower cubicle, low level push button WC and pedestal wash hand basin. Part tiled walls. Double glazed frosted window to the side aspect. Radiator

Bedroom Two - 3.66m x 3.25m (12'0 x 10'8) - Double bedroom with double glazed window to the front aspect. Radiator.

Bedroom Three - 3.66m x 2.13m (12'0 x 7'0) - Double bedroom with double glazed window to the rear aspect. Radiator.

Family Bathroom - Contemporary fitted suite incorporating; panelled bath with shower fittings off the taps, low level push button WC and pedestal wash hand basin. Part tiled walls. Radiator. Double glazed frosted window to the front aspect.

Outside -

Driveway - To the side of the property is a driveway providing off road parking. Electric car charging point. Courtesy gate providing access to the private garden.

Detached Garage - 5.79m x 3.00m (19'0 x 9'10) - Up and over door.

Westerly Facing Garden - To the rear is a low maintenance Westerly facing garden mainly laid to lawn with a paved patio and an additional raised decked seating area to the rear. Raised flower bed. Outside tap. Fenced and enclosed with a courtesy gate to the side.

Tenure - The vendor has advised that the property is Freehold and that the council tax band is D.
We would advise any prospective buyer to confirm these details with their legal representative

Anti Money Laundering - Note - To be able to sell or purchase a property in the United Kingdom all agents have a legal requirement to conduct Identity checks on all customers involved in the transaction to fulfil their obligations under Anti Money Laundering regulations. We outsource this check to a third party and a charge will apply. Ask the branch for further details.

Agents Note** - This home has over 8 years of the NHBC warranty remaining.

Listed by

Macclesfield

Jordan Fishwick

Reference: 91898016

EPC Rating & Upgrade Cost

Current rating: B

Potential rating: B

Inspection date: 18/11/2024

Expiry date: 17/11/2034

Current heating cost: £335/year

Potential heating cost: £335/year

View full EPC on gov.uk

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: ~120,453 m² (29.76 acres)

Source: HM Land Registry INSPIRE Index Polygons.

Floorplans

Floorplan 1

EPC Graphs

EE Rating

Price history

Event	Date	Price	% change
Listed for sale	—	£400,000	+3.9%
Sold	22/11/2024 (1 year ago)	£384,995	—

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
HAWTHORN HOUSE, 15 STANIER CLOSE, LYME GREEN, MACCLESFIELD, CHESHIRE EAST, SK11 0LS	£707,000	06/10/2022	Detached

Area average: £707,000 (1 sale)

Capital growth trend

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

5y growth 47%

10y growth 22.6%

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

1y (index) 5.4%

5y (index) 26.1%

10y (index) 55.5%

Rental Range

Estimated market rent for North West. Low = conservative, Realistic = average, Optimistic = best case.

Low £869/mo

Realistic £965/mo

Optimistic £1,062/mo

Based on Postcode area SK → North West.

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 0EX

Nearby

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

Type	Name	Distance
Bus stop	Lyme Green, London Road / Gawend Lane	0.1 miles
Shop	Next	0.3 miles
Shop	Bensons for Beds	0.3 miles
Train station	Macclesfield	1.9 miles
Hospital	Rosemount Resource Centre	2.0 miles
Train station	Prestbury	4.2 miles
Hospital	John Munroe Hospital	7.7 miles
University	University of Derby, Buxton	9.0 miles
University	Tovell Building, Buxton & Leek College	9.7 miles

Street-level crime

Category	Count
Violence and sexual offences	9
Public order	4
Criminal damage and arson	3
Vehicle crime	3
Burglary	2
Other theft	2
Shoplifting	2
Anti-social behaviour	1
Drugs	1
Possession of weapons	1
Total incidents	28

Within 1 mile during Jun 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	0.8 miles	Good — 27 Feb 2012
Ash Grove Academy	Primary	0.8 miles	Outstanding — 26 Jun 2024
Christ The King Catholic and Church of England Primary School	Primary	1.1 miles	Inadequate — 11 Jul 2018
The Macclesfield Academy	Secondary	1.2 miles	Requires improvement — 21 Jul 2020
Macclesfield College	Other	1.3 miles	— (No rating)

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
3 Bed Terraced House, Hardwick Drive, SK11	£1,200/mo	3	1.07 miles	OpenRent
Wardle Crescent, Gawsworth, Macclesfield	£1,495/mo	3	1.54 miles	Rightmove

Average rent: £1,348/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.34%

Max investor price (0.8%) £168,500

Target investor price (1%) £134,800

Gross yield 4%

Cost-to-rent ratio 24.7×

Monthly cashflow £-387/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -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).