# 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 - **Expiry date:** 07/09/2035 - **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 | | 13 PETREL AVENUE, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1XH | £440,000 | 16/12/2022 | Detached | | 3 PETERFIELD WAY, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1BD | £584,995 | 16/12/2022 | Detached | | 1 PETERFIELD WAY, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1BD | £769,995 | 16/12/2022 | Detached | | 6 FULMAR CLOSE, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1JP | £475,000 | 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 | | 13 THOMAS GRAY ROAD, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1FF | £712,995 | 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:** £557,445 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £623,692 (39 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:** 22.9% - **10y growth:** 58.2% ## House Price Index (HM Land Registry) *Official index for Cheshire East; Detached series; as of March 2026.* - **1y growth (index):** 1.6% - **5y growth (index):** 23.6% - **10y growth (index):** 51.5% ## 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)