For sale LAND

Roe Street

Macclesfield, Cheshire, SK11, SK11 6XD

1200000

offers in excess of

Save

# A Town Centre Redevelopment Site. (SK11 6XD)

## Property Details

| Key | Value |
|-----|-------|
| Address | Roe Street, Macclesfield, Cheshire, SK11, SK11 6XD |
| Price | 1200000 |

## Description

FOR SALE                        APPROX. 0.73 ACRES  (0.295 HECTARES)

A VERY PROMINENT TOWN CENTRE

DEVELOPMENT SITE

FORMER SUTTON CASTINGS SITE

MACCLESFIELD    SK11 6XD

The site is one of the most prominent in Macclesfield town centre.  It is found on the corner of Roe Street and Churchill Way.  The Churchill Way (A538) frontage is approximately 84 metres in length.  Churchill Way is the principal vehicular route through the town centre.  The site has been cleared and is currently used for car parking.  It is identified on the attached plan.

PLANNING:  The site falls within a mixed use area as defined in the Cheshire East Local Plan and a small element falls into a conservation area.  Interested parties should consult directly with Cheshire East on possible acceptable uses for the site.

TENURE:  Believed to be Freehold, although interested parties should make their own enquiries via their solicitors.

PRICE:  Offers are invited in excess of £1,000,000.

COSTS:  All figures quoted are exclusive of but may be liable to VAT.

VIEWING:  Strictly by appointment, contact Chris Stubbs of Greenham Commercial.

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 2 SHAW STREET, MACCLESFIELD, CHESHIRE EAST, SK11 6QY | £124,000 | 29/07/2022 | Other |
| 1 HENDERSON STREET, MACCLESFIELD, CHESHIRE EAST, SK11 6RA | £712,000 | 16/03/2022 | Other |
| 1 HENDERSON STREET, MACCLESFIELD, CHESHIRE EAST, SK11 6RA | £800,000 | 16/03/2022 | Other |
| [Same street] 48 ROE STREET, MACCLESFIELD, CHESHIRE EAST, SK11 6XD | £140,000 | 10/12/2021 | Terraced |

**Street average:** £140,000 (1 sale)
**Area average:** £545,333 (3 sales)

## Price vs local average

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

- **Local average:** £457,443 (16 Other, SK11, 2024–2026)
- **Deviation:** +162.3%

## Rental Range

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

- **Low:** £884/mo
- **Realistic:** £982/mo
- **Optimistic:** £1,080/mo

## LHA (Local Housing Allowance)

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

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. 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 | 5.14 miles | Rightmove |
| [Siddington, Macclesfield, Cheshire](http://87.117.209.195:8080/listings/55953dd) | £2,750/mo | 4 | 5.74 miles | Rightmove |

**Average rent: £2,625/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.22% (weak for cashflow)
- **Max investor price (0.8%):** £328,125
- **Target investor price (1%):** £262,500

*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 OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £2,625/mo).*

- **Gross yield:** 2.6%
- **Cost-to-rent:** 38.1×
- **Monthly cashflow:** £-2,388/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -8.2%

*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).*

## Capital growth trend

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

- **5y growth:** 91.3%
- **10y growth:** 5320.3%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 1%
- **5y growth (index):** 20.4%
- **10y growth (index):** 48.8%

## 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)

Property details

Tenure

FREEHOLD

Local average

£457,443 (+162.3%)

Deprivation

Decile 3 (8,675 of 33,755)

Street crime

325 incidents within 1 mile (May 2026)

Key features

Town Centre
Development Potential
Prominent

Description

FOR SALE APPROX. 0.73 ACRES (0.295 HECTARES)

A VERY PROMINENT TOWN CENTRE

DEVELOPMENT SITE

FORMER SUTTON CASTINGS SITE

MACCLESFIELD SK11 6XD

The site is one of the most prominent in Macclesfield town centre. It is found on the corner of Roe Street and Churchill Way. The Churchill Way (A538) frontage is approximately 84 metres in length. Churchill Way is the principal vehicular route through the town centre. The site has been cleared and is currently used for car parking. It is identified on the attached plan.

PLANNING: The site falls within a mixed use area as defined in the Cheshire East Local Plan and a small element falls into a conservation area. Interested parties should consult directly with Cheshire East on possible acceptable uses for the site.

TENURE: Believed to be Freehold, although interested parties should make their own enquiries via their solicitors.

PRICE: Offers are invited in excess of £1,000,000.

COSTS: All figures quoted are exclusive of but may be liable to VAT.

VIEWING: Strictly by appointment, contact Chris Stubbs of Greenham Commercial.

Listed by

Greenham Commercial Ltd, Macclesfield

Reference: 754387618818400

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Price history

Event	Date	Price	% change
Listed for sale	—	£1,200,000	—

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
2 SHAW STREET, MACCLESFIELD, CHESHIRE EAST, SK11 6QY	£124,000	29/07/2022	Other
1 HENDERSON STREET, MACCLESFIELD, CHESHIRE EAST, SK11 6RA	£712,000	16/03/2022	Other
1 HENDERSON STREET, MACCLESFIELD, CHESHIRE EAST, SK11 6RA	£800,000	16/03/2022	Other
Same street 48 ROE STREET, MACCLESFIELD, CHESHIRE EAST, SK11 6XD	£140,000	10/12/2021	Terraced

Street average: £140,000 (1 sale)

Area average: £545,333 (3 sales)

Capital growth trend

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

5y growth 91.3%

10y growth 5320.3%

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

1y (index) 1%

5y (index) 20.4%

10y (index) 48.8%

Rental Range

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

Low £884/mo

Realistic £982/mo

Optimistic £1,080/mo

Based on Local Authority from postcode lookup → Cheshire East.

LHA (30th percentile) floor for East Cheshire: Apr 2025 – Mar 2026

Location

Map view View on Google Maps View on OpenStreetMap Street View SK11 6XD

Address

71 Roe Street

Nearby

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

Type	Name	Distance
Shop	Majestic	0.1 miles
Bus stop	Macclesfield, Churchill Way / Tesco	0.1 miles
Shop	B&M	0.1 miles
Train station	Macclesfield	0.3 miles
Hospital	Rosemount Resource Centre	0.7 miles
Train station	Prestbury	2.5 miles
Hospital	Corbar hall	8.6 miles
University	University of Derby, Buxton	8.8 miles
University	Tovell Building, Buxton & Leek College	11.3 miles

Street-level crime

Category	Count
Violence and sexual offences	123
Shoplifting	65
Anti-social behaviour	30
Public order	30
Vehicle crime	28
Criminal damage and arson	13
Other theft	9
Drugs	7
Burglary	6
Other crime	6
Possession of weapons	5
Robbery	2
Bicycle theft	1
Total incidents	325

Within 1 mile during May 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
Parkroyal Community School	Primary	0.2 miles	Good — 29 Mar 2017
The Fermain Academy	Other	0.4 miles	Outstanding — 18 Jul 2018
All Hallows Catholic College	Secondary	0.5 miles	— (Inspected (no overall grade))
The Macclesfield Academy	Secondary	0.6 miles	Requires improvement — 21 Jul 2020
Macclesfield College	Other	0.6 miles	— (No rating)

Rental Comparables

Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
Meadow Lodge, Marton	£2,500/mo	3	5.14 miles	Rightmove
Siddington, Macclesfield, Cheshire	£2,750/mo	4	5.74 miles	Rightmove

Average rent: £2,625/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.22%

Max investor price (0.8%) £328,125

Target investor price (1%) £262,500

Gross yield 2.6%

Cost-to-rent ratio 38.1×

Monthly cashflow £-2,388/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -8.2%

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).