For sale Detached

8 HERON DRIVE

STOCKPORT, POYNTON, CHESHIRE EAST SK12 1QR

4 beds 2 baths 1,141 sq ft Listed 1 Jun 2026 (-1d)

£450,000

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# 4 bedroom detached house for sale (SK12 1QR)

## Property Details

| Key | Value |
|-----|-------|
| Address | 8 HERON DRIVE, STOCKPORT, POYNTON, CHESHIRE EAST SK12 1QR |
| Price | £450,000 |
| Bedrooms | 4 |
| Bathrooms | 2 |
| Council tax | D |
| Construction age | England and Wales: 1976-1982 |
| Floor area | 106 m² |
| Last sold | £290,000 Dec 2020 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Current heating cost:** £1,030/year
- **Est. upgrade cost to C:** £17,700

### Recommendations
- B (£900 - £1,500)
- 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/0883-3000-2201-8735-1204)

## Description

Conveniently located and occupying an enviable position on a small cul-de-sac, within a popular residential development which is a short distance to the train station, a local primary school and Poynton village. This detached family home has recently been refurbished and extended by the current owner and now offers immaculately presented and spacious accommodation. In brief the property comprises:- Entrance hall. The lounge extends over 19ft, and the main focal point of this room is the feature fireplace with oak mantel and wood burning stove, a turning staircase leads to the first floor, and double doors lead to the separate study which is warmed by underfloor heating. The fouth bedroom is a double bedroom and adjoins the downstairs shower room, which is fully tiled and includes a separate shower cubicle, and low level wc with wash basin inset. To the rear of the property is the dining area, Bi-folding doors provide views and access to the rear garden. The kitchen has been recently refitted with a comprehensive range of modern handle-less wall base and drawer units these are complemented by square edge worktops and upstands over, the integrated appliances include oven, ceramic hob with extractor hood over, microwave, wine fridge, dishwasher and washing machine, it also benefits from an instant boiler water tap. The breakfast bar area is the ideal space for informal dining. To the first floor there are three double bedrooms and a fully tiled contemporary family bathroom which is fitted with a separate shower cubicle, wall hung vanity unit with wash basin inset, low level wc, bath and heated towel rail. To the front of the property is a double width tarmac driveway which provides ample off road parking complete with electric car charging point. The rear garden is fully enclosed by perimeter fencing and is mainly laid to lawn with a patio seating area.

EPC Rating: C

## Property Photos

- ![Front](/listings/photos/89156418/584931) - Front
- ![Lounge](/listings/photos/89156418/584932) - Lounge
- ![Bathroom](/listings/photos/89156418/584933) - Bathroom
- ![Lounge](/listings/photos/89156418/584934) - Lounge
- ![Lounge](/listings/photos/89156418/584936) - Lounge
- ![Study](/listings/photos/89156418/584938) - Study
- ![Bedroom 4](/listings/photos/89156418/584939) - Bedroom 4
- ![Bedroom 4](/listings/photos/89156418/584941) - Bedroom 4
- ![Shower Room](/listings/photos/89156418/584943) - Shower Room
- ![Dining Kitchen](/listings/photos/89156418/584945) - Dining Kitchen
- ![Kitchen](/listings/photos/89156418/584946) - Kitchen
- ![Landing](/listings/photos/89156418/584948) - Landing
- ![Bedroom 1](/listings/photos/89156418/584951) - Bedroom 1
- ![Bedroom 2](/listings/photos/89156418/584953) - Bedroom 2
- ![Bathroom](/listings/photos/89156418/584955) - Bathroom
- ![Garden](/listings/photos/89156418/584956) - Garden
- ![Photo](/listings/photos/89156418/584959)

## Floorplans

- ![All](/listings/photos/89156418/584961) - All

## EPC Graphs

- ![EPC 1](/listings/photos/89156418/584963) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 8 HERON DRIVE, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1QR | £290,000 | 18/12/2020 | 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 |
|---------|-------|------|------|
| 11 PETERFIELD WAY, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1BD | £600,000 | 12/12/2025 | Detached |
| 199 CHESTER ROAD, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1DS | £925,000 | 03/02/2023 | Detached |
| 9 PETERFIELD WAY, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1BD | £589,955 | 21/12/2022 | Detached |
| 6 FULMAR CLOSE, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1JP | £475,000 | 16/12/2022 | Detached |
| 3 PETERFIELD WAY, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1BD | £584,995 | 16/12/2022 | Detached |
| 13 PETREL AVENUE, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1XH | £440,000 | 16/12/2022 | Detached |
| 1 PETERFIELD WAY, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1BD | £769,995 | 16/12/2022 | Detached |
| 25 GREBE CLOSE, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1HU | £465,000 | 25/11/2022 | Detached |
| 2 PETERFIELD WAY, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1BD | £619,995 | 26/09/2022 | Detached |
| 13 POCHARD DRIVE, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1JU | £363,000 | 19/08/2022 | Detached |
| 13 POCHARD DRIVE, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1JU | £363,000 | 19/08/2022 | Detached |
| 43 GREBE CLOSE, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1HU | £477,000 | 15/08/2022 | Detached |
| 9 FARFIELD CLOSE, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1FE | £649,995 | 30/06/2022 | Detached |
| 86 MALLARD CRESCENT, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1HT | £408,000 | 29/06/2022 | Detached |
| 30 FARFIELD CLOSE, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1FE | £654,995 | 27/06/2022 | Detached |
| 26 FARFIELD CLOSE, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1FE | £449,995 | 24/06/2022 | Detached |
| 5 FARFIELD CLOSE, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1FE | £489,995 | 31/05/2022 | Detached |
| 28 FARFIELD CLOSE, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1FE | £524,995 | 27/05/2022 | Detached |
| 11 FARFIELD CLOSE, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1FE | £584,995 | 03/05/2022 | Detached |
| 24 THOMAS GRAY ROAD, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1FF | £524,995 | 29/04/2022 | Detached |
| [Same street] 6 HERON DRIVE, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1QR | £370,000 | 25/11/2021 | Detached |

**Street average:** £370,000 (1 sale)
**Area average:** £548,045 (20 sales)

## Price vs local average

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

- **Local average:** £622,850 (40 Detached, SK12, 2024–2026)
- **Deviation:** -27.8%

## 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 Southern Greater Manchester (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,396/mo

## 1% Rule

- **Rent ratio:** 0.22% (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:** £4,245/m²

## Capital growth trend

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

- **5y growth:** 36.5%
- **10y growth:** 49.6%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 0.7%
- **5y growth (index):** 21.5%
- **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 Lounge Bathroom Lounge Lounge Study Bedroom 4 Bedroom 4 Shower Room Dining Kitchen Kitchen Landing Bedroom 1 Bedroom 2 Bathroom Garden Photo 17

/ 17

Property details

Tenure

FREEHOLD

Floor area

106 m²

Council tax band

EPC rating

Year built

England and Wales: 1976-1982

Last sold

£290,000 Dec 2020

Price per m²

£4,245/m²

Local average

£622,850 (-27.8%)

Deprivation

Decile 10 (32,503 of 33,755)

Street crime

22 incidents within 1 mile (Mar 2026)

Key features

AN EXTENDED FOUR BEDROOM DETACHED FAMILY HOME
IMMACULATELY PRESENTED THROUGHOUT
CONTEMPORARY DOWNSTAIRS SHOWER ROOM & FAMILY BATHROOM
PRIME CUL-DE-SAC POSITION WITHIN A POPULAR RESIDENTIAL AREA
RECENTLY REFITTED MODERN KITCHEN WITH INTEGRATED APPLIANCES
DRIVEWAY PROVIDING AMPLE OFF ROAD PARKING, LANDSCAPED REAR GARDEN

Additional details

Electricity: Mains supply
Broadband: FTTP (fibre to the premises)
Water: Mains supply
Sewerage: Mains supply
Heating: Gas central
Parking: Driveway
Garden: Private garden
Listed property: No
Restrictions: No
Required access: No
Rights of way: No
Flooded in last 5 years: No
Flood defences: No

Description

Listed by

Poynton

Gascoigne Halman - Connells

Reference: 89156418

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: C

Inspection date: 08/09/2025

Current heating cost: £1,030/year

Potential heating cost: £818/year

Est. upgrade cost to C: £17,700

Recommendations

Cavity wall insulation (£900 - £1,500)
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

All

EPC Graphs

EPC 1

Price history

Event	Date	Price	% change
Listed for sale	—	£450,000	+55.2%
Sold	18/12/2020 (5 years ago)	£290,000	—

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
11 PETERFIELD WAY, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1BD	£600,000	12/12/2025	Detached
199 CHESTER ROAD, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1DS	£925,000	03/02/2023	Detached
9 PETERFIELD WAY, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1BD	£589,955	21/12/2022	Detached
6 FULMAR CLOSE, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1JP	£475,000	16/12/2022	Detached
3 PETERFIELD WAY, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1BD	£584,995	16/12/2022	Detached
13 PETREL AVENUE, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1XH	£440,000	16/12/2022	Detached
1 PETERFIELD WAY, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1BD	£769,995	16/12/2022	Detached
25 GREBE CLOSE, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1HU	£465,000	25/11/2022	Detached
2 PETERFIELD WAY, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1BD	£619,995	26/09/2022	Detached
13 POCHARD DRIVE, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1JU	£363,000	19/08/2022	Detached
13 POCHARD DRIVE, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1JU	£363,000	19/08/2022	Detached
43 GREBE CLOSE, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1HU	£477,000	15/08/2022	Detached
9 FARFIELD CLOSE, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1FE	£649,995	30/06/2022	Detached
86 MALLARD CRESCENT, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1HT	£408,000	29/06/2022	Detached
30 FARFIELD CLOSE, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1FE	£654,995	27/06/2022	Detached
26 FARFIELD CLOSE, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1FE	£449,995	24/06/2022	Detached
5 FARFIELD CLOSE, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1FE	£489,995	31/05/2022	Detached
28 FARFIELD CLOSE, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1FE	£524,995	27/05/2022	Detached
11 FARFIELD CLOSE, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1FE	£584,995	03/05/2022	Detached
24 THOMAS GRAY ROAD, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1FF	£524,995	29/04/2022	Detached
Same street 6 HERON DRIVE, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1QR	£370,000	25/11/2021	Detached

Street average: £370,000 (1 sale)

Area average: £548,045 (20 sales)

Capital growth trend

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

5y growth 36.5%

10y growth 49.6%

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

1y (index) 0.7%

5y (index) 21.5%

10y (index) 51.1%

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 Southern Greater Manchester: £1,396/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View SK12 1QR

Nearby

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

Type	Name	Distance
Bus stop	Poynton, Chester Road / Highfield Road	0.2 miles
Bus stop	Poynton, Chester Road / Woodford Road	0.2 miles
Train station	Poynton	0.5 miles
Shop	Woodford Park Notcutts Garden Centre	0.7 miles
Shop	Bathrooms by Design	0.7 miles
Train station	Bramhall	1.1 miles
Hospital	Newlands Care Home	5.4 miles
Hospital	Rosemount Resource Centre	6.1 miles
University	Fallowfield Reception and Richmond Amenities Building	7.2 miles
University	Manchester School of Art	9.2 miles

Street-level crime

Category	Count
Shoplifting	7
Anti-social behaviour	5
Violence and sexual offences	4
Burglary	2
Public order	2
Criminal damage and arson	1
Vehicle crime	1
Total incidents	22

Within 1 mile during Mar 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
Lostock Hall Primary School	Primary	0.2 miles	Good — 20 Jun 2024
Lower Park School	Primary	0.6 miles	Good — 22 Jan 2024
Queensgate Primary School	Primary	0.7 miles	Outstanding — 24 Apr 2024
Woodford Primary School	Primary	0.7 miles	— (No rating)
St Paul's Catholic Primary School, A Voluntary Academy	Primary	1.1 miles	Good — 12 Jun 2024

Rental Comparables

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

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.22%

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).