# 5 bedroom detached house for sale (SK12 1EH) ## Property Details | Key | Value | |-----|-------| | Address | WAYSIDE, WOODFORD ROAD, STOCKPORT, POYNTON, CHESHIRE EAST SK12 1EH | | Price | £1,250,000 | | Bedrooms | 5 | | Bathrooms | 4 | | Council tax | E | | Construction age | England and Wales: 1930-1949 | | Floor area | 248 m² | | Last sold | £320,000 Sep 2009 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** B - **Expiry date:** 05/06/2036 - **Current heating cost:** £2,123/year - **Est. upgrade cost to C:** £18,090 ### Recommendations - B (£900 - £1,500) - W1 (£5,000 - £10,000) - F (£130 - £180) - G (£220 - £250) - U (£8,000 - £10,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2761-5733-4077-7147-4164) ## Description A striking family home which has been through a 'grand design' style redevelopment, the result of which is a spectacular home, giving flexible living space over two floors and wonderful views through the architectural windows. Boasting expansive open plan living and wet underfloor heating in most rooms this wonderful home achieves in/out living and stunning finishes throughout. With bedroom options on both levels, this future proof home is bound to appeal to family buyers, those downsizing, home workers as well as extended families. The accommodation comprises a stunning hallway with tiled floor and walls and dominated by a sweeping curved staircase to the upper floor. To the left of the hallway is the lounge area which has a box bay window to the front elevation and opens through to a huge 33ft living/ dining space with the full set of sliding doors opening to the raised patio and a set of glazed double doors opening to the rear garden. The kitchen area opens off the dining space, and enjoys a large central island with black Carrara marble worktop housing a large induction hob and separate dishwashers underneath on either side. Positioned at the end of the island is a 'Rieber Waterstation'. To the side is a run of attractive floor and wall units housing an oven, steam oven, two warming drawers, full height fridge and full height freezer with double doors opening to the rear garden. Just off the kitchen is a utility room giving further useful storage and space for the washing machine. To the right of the hallway there are 2 generous double bedrooms, a striking family bathroom and a study / bedroom 6. Leading from the curved staircase is a large landing, with a floor to ceiling window and built in storage cupboard and sliding fronted wardrobes. The principal bedroom (over 21ft in length) has large windows to the front and side, fitted wardrobes and a stunning en-suite, whilst the further two double bedrooms also enjoy spacious proportions and en-suites. ## Property Photos - ![Photo](/listings/photos/89815164/690869) - ![Photo](/listings/photos/89815164/690872) - ![Photo](/listings/photos/89815164/690874) - ![Photo](/listings/photos/89815164/690876) - ![Photo](/listings/photos/89815164/690878) - ![Photo](/listings/photos/89815164/690880) - ![Photo](/listings/photos/89815164/690882) - ![Photo](/listings/photos/89815164/690883) - ![Photo](/listings/photos/89815164/690886) - ![Photo](/listings/photos/89815164/690887) - ![Photo](/listings/photos/89815164/690889) - ![Photo](/listings/photos/89815164/690891) - ![Photo](/listings/photos/89815164/690893) - ![Photo](/listings/photos/89815164/690895) - ![Photo](/listings/photos/89815164/690897) - ![Photo](/listings/photos/89815164/690898) - ![Photo](/listings/photos/89815164/690900) - ![Photo](/listings/photos/89815164/690902) - ![Photo](/listings/photos/89815164/690903) - ![Photo](/listings/photos/89815164/690904) - ![Photo](/listings/photos/89815164/690905) - ![Photo](/listings/photos/89815164/690906) - ![Photo](/listings/photos/89815164/690907) - ![Photo](/listings/photos/89815164/690908) - ![Photo](/listings/photos/89815164/690909) - ![Photo](/listings/photos/89815164/690910) - ![Photo](/listings/photos/89815164/690911) - ![Photo](/listings/photos/89815164/690912) - ![Photo](/listings/photos/89815164/690913) - ![Photo](/listings/photos/89815164/690914) - ![Photo](/listings/photos/89815164/690915) - ![Photo](/listings/photos/89815164/690916) - ![Photo](/listings/photos/89815164/690917) ## Floorplans - ![All](/listings/photos/89815164/690918) - All ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | WAYSIDE WOODFORD ROAD, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1EH | £320,000 | 04/09/2009 | 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] 190 WOODFORD ROAD, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1EH | £680,000 | 24/11/2023 | Semi-detached | | THE DELL MILL HILL HOLLOW, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1EJ | £822,000 | 27/05/2022 | Detached | | [Same street] MILL HOUSE WOODFORD ROAD, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1EH | £700,000 | 31/01/2022 | Detached | | 7 MILL HILL AVENUE, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1EQ | £380,000 | 29/10/2021 | Detached | **Street average:** £690,000 (2 sales) **Area average:** £601,000 (2 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £623,692 (39 Detached, SK12, 2024–2026) - **Deviation:** +100.4% ## 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:** 0.08% (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:** £5,040/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 12.6% - **10y growth:** 40.2% ## 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)