For sale Detached

9 ALBION WAY

MACCLESFIELD, CHESHIRE EAST SK11 7ZD

4 beds 3 baths 124 m² Listed 14 Nov 2025 (-213d)

£450,000

Reduced on 13 Mar 2026

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# 4 bedroom detached house for sale (SK11 7ZD)

## Property Details

| Key | Value |
|-----|-------|
| Address | 9 ALBION WAY, MACCLESFIELD, CHESHIRE EAST SK11 7ZD |
| Price | £450,000 |
| Bedrooms | 4 |
| Bathrooms | 3 |
| Last sold | £427,995 Jun 2023 |

## Description

This modern home offers generous and flexible accommodation ideal for growing families. Upon entering, a large entrance hall welcomes you with practical features including under-stairs storage, a cloak cupboard, and a downstairs WC.

To one side of the hallway is a spacious and contemporary kitchen/diner, fitted with modern units and integrated appliances — perfect for both everyday meals or entertaining guests with a spacious box bay window/patio doors on to the garden. On the opposite side, a large full-length lounge provides a relaxing space with windows to both the front and rear elevations.

The first floor boasts two generous double bedrooms, one benefiting from an en-suite shower room, as well as a stylish family bathroom. The top floor completes the layout with two further double bedrooms connected via a well-appointed Jack and Jill bathroom suite — ideal for older children, guests, or a home office setup.

Externally, the property benefits from a detached garage, a private driveway, and a fully landscaped rear garden offering excellent outdoor space for families.

EPC = B. Tenure: Freehold. Council tax = E.

## Property Photos

- ![Front](/listings/photos/169330166/167499) - Front
- ![Kitchen Diner](/listings/photos/169330166/167506) - Kitchen Diner
- ![Kitchen Diner](/listings/photos/169330166/167511) - Kitchen Diner
- ![Dining Area](/listings/photos/169330166/167516) - Dining Area
- ![Lounge](/listings/photos/169330166/167521) - Lounge
- ![Bed One (First Floor)](/listings/photos/169330166/167525) - Bed One (First Floor)
- ![Bed Two (First Floor)](/listings/photos/169330166/167530) - Bed Two (First Floor)
- ![Bathroom (First Floor)](/listings/photos/169330166/167536) - Bathroom (First Floor)
- ![Bed Four (2nd Floor)](/listings/photos/169330166/167538) - Bed Four (2nd Floor)
- ![Bed Four (2nd Floor)](/listings/photos/169330166/167543) - Bed Four (2nd Floor)
- ![Bed Three (Second Floor)](/listings/photos/169330166/167547) - Bed Three (Second Floor)
- ![Bed Three (Second Floor)](/listings/photos/169330166/167551) - Bed Three (Second Floor)
- ![Shower Room (Second Floor)](/listings/photos/169330166/167555) - Shower Room (Second Floor)
- ![Garage](/listings/photos/169330166/167559) - Garage
- ![Garden](/listings/photos/169330166/167564) - Garden
- ![Garden](/listings/photos/169330166/167568) - Garden

## Floorplans

- ![Floor plan](/listings/photos/169330166/167573) - Floor plan

## EPC Graphs

- ![EE](/listings/photos/169330166/167583) - EE
- ![EI](/listings/photos/169330166/167600) - EI

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 9 ALBION WAY, MACCLESFIELD, CHESHIRE EAST, SK11 7ZD | £427,995 | 30/06/2023 | 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 |
|---------|-------|------|------|
| 23 COLLEGE COURT, MACCLESFIELD, CHESHIRE EAST, SK11 8HN | £540,000 | 01/12/2025 | Detached |
| [Same street] 1 ALBION WAY, MACCLESFIELD, CHESHIRE EAST, SK11 7ZD | £347,000 | 29/10/2024 | Detached |
| 24 SILK ROSE DRIVE, MACCLESFIELD, CHESHIRE EAST, SK11 7HR | £375,000 | 31/10/2023 | Detached |
| 4 COLLEGE COURT, MACCLESFIELD, CHESHIRE EAST, SK11 8HN | £577,500 | 29/09/2023 | Detached |
| 2 THOMAS ROAD, MACCLESFIELD, CHESHIRE EAST, SK11 7ZE | £292,995 | 30/06/2023 | Detached |
| 24 COLLEGE COURT, MACCLESFIELD, CHESHIRE EAST, SK11 8HN | £680,000 | 16/12/2022 | Detached |
| 21 COLLEGE COURT, MACCLESFIELD, CHESHIRE EAST, SK11 8HN | £625,000 | 11/11/2022 | Detached |
| 22 SILK ROSE DRIVE, MACCLESFIELD, CHESHIRE EAST, SK11 7HR | £313,000 | 12/07/2022 | Detached |
| 3 BUCKINGHAM DRIVE, MACCLESFIELD, CHESHIRE EAST, SK11 7GN | £374,000 | 17/12/2021 | Detached |
| 2 BUCKINGHAM DRIVE, MACCLESFIELD, CHESHIRE EAST, SK11 7GN | £321,000 | 25/06/2021 | Detached |

**Street average:** £347,000 (1 sale)
**Area average:** £455,388 (9 sales)

## Price vs local average

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

- **Local average:** £576,180 (45 Detached, SK11, 2024–2026)
- **Deviation:** -21.9%

## 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 East Cheshire (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,745/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 |
|------|------|------|------|------|
| [Siddington, Macclesfield, Cheshire](http://87.117.209.195:8080/listings/55953dd) | £2,750/mo | 4 | 5.07 miles | Rightmove |

**Average rent: £2,750/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.61% (weak for cashflow)
- **Max investor price (0.8%):** £343,750
- **Target investor price (1%):** £275,000

*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 £2,750/mo).*

- **Gross yield:** 7.3%
- **Cost-to-rent:** 13.6×
- **Monthly cashflow:** £678/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 6.2%

*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:** 0.6%
- **10y growth:** 38.2%

## 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)

Front Kitchen Diner Kitchen Diner Dining Area Lounge Bed One (First Floor) Bed Two (First Floor) Bathroom (First Floor) Bed Four (2nd Floor) Bed Four (2nd Floor) Bed Three (Second Floor) Bed Three (Second Floor) Shower Room (Second Floor) Garage Garden Garden

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Property details

Tenure

FREEHOLD

Floor area

124 m²

Last sold

£427,995 Jun 2023

Local average

£576,180 (-21.9%)

Deprivation

Decile 3 (9,092 of 33,755)

Street crime

109 incidents within 1 mile (Apr 2026)

Key features

Four double bedrooms across three floors
Three bathrooms
Modern kitchen diner with integrated appliances
Good size lounge with dual aspect
Downstairs WC
Detached garage and driveway parking
Landscaped rear garden
Ideal family layout with over 3 floors of flexible living
EPC = B. Tenure: Freehold. Council tax = E.

Additional details

Electricity: Mains supply
Water: Mains supply
Sewerage: Mains supply
Heating: Gas
Accessibility: No wheelchair access
Parking: Driveway
Garden: Back garden

Description

A spacious and well-presented four double bedroom, three bathroom executive family home, set over three floors, with detached garage and landscaped garden — located on the popular Barratt Homes development with this particular home built in 2023.

This modern home offers generous and flexible accommodation ideal for growing families. Upon entering, a large entrance hall welcomes you with practical features including under-stairs storage, a cloak cupboard, and a downstairs WC.

To one side of the hallway is a spacious and contemporary kitchen/diner, fitted with modern units and integrated appliances — perfect for both everyday meals or entertaining guests with a spacious box bay window/patio doors on to the garden. On the opposite side, a large full-length lounge provides a relaxing space with windows to both the front and rear elevations.

The first floor boasts two generous double bedrooms, one benefiting from an en-suite shower room, as well as a stylish family bathroom. The top floor completes the layout with two further double bedrooms connected via a well-appointed Jack and Jill bathroom suite — ideal for older children, guests, or a home office setup.

Externally, the property benefits from a detached garage, a private driveway, and a fully landscaped rear garden offering excellent outdoor space for families.

EPC = B. Tenure: Freehold. Council tax = E.

Listed by

Macclesfield

Alan Lee Ltd

Reference: 169330166

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floor plan

EPC Graphs

Price history

Event	Date	Price	% change
Listed for sale	—	£450,000	+5.1%
Sold	30/06/2023 (2 years ago)	£427,995	—

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
23 COLLEGE COURT, MACCLESFIELD, CHESHIRE EAST, SK11 8HN	£540,000	01/12/2025	Detached
Same street 1 ALBION WAY, MACCLESFIELD, CHESHIRE EAST, SK11 7ZD	£347,000	29/10/2024	Detached
24 SILK ROSE DRIVE, MACCLESFIELD, CHESHIRE EAST, SK11 7HR	£375,000	31/10/2023	Detached
4 COLLEGE COURT, MACCLESFIELD, CHESHIRE EAST, SK11 8HN	£577,500	29/09/2023	Detached
2 THOMAS ROAD, MACCLESFIELD, CHESHIRE EAST, SK11 7ZE	£292,995	30/06/2023	Detached
24 COLLEGE COURT, MACCLESFIELD, CHESHIRE EAST, SK11 8HN	£680,000	16/12/2022	Detached
21 COLLEGE COURT, MACCLESFIELD, CHESHIRE EAST, SK11 8HN	£625,000	11/11/2022	Detached
22 SILK ROSE DRIVE, MACCLESFIELD, CHESHIRE EAST, SK11 7HR	£313,000	12/07/2022	Detached
3 BUCKINGHAM DRIVE, MACCLESFIELD, CHESHIRE EAST, SK11 7GN	£374,000	17/12/2021	Detached
2 BUCKINGHAM DRIVE, MACCLESFIELD, CHESHIRE EAST, SK11 7GN	£321,000	25/06/2021	Detached

Street average: £347,000 (1 sale)

Area average: £455,388 (9 sales)

Capital growth trend

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

5y growth 0.6%

10y growth 38.2%

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

1y (index) 1.6%

5y (index) 23.6%

10y (index) 51.5%

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 East Cheshire: £1,745/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View SK11 7ZD

Nearby

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

Type	Name	Distance
Bus stop	Macclesfield, Parkgate Road / Moorhill Road	0.3 miles
Shop	Select Convenience with Bargain Booze	0.3 miles
Shop	Moss Lane Pet Food	0.3 miles
Hospital	Rosemount Resource Centre	1.2 miles
Train station	Macclesfield	1.3 miles
Hospital	Macclesfield District General Hospital	1.3 miles
Train station	Prestbury	3.5 miles
University	University of Derby, Buxton	9.2 miles
University	Tovell Building, Buxton & Leek College	10.5 miles

Street-level crime

Category	Count
Violence and sexual offences	61
Anti-social behaviour	11
Public order	9
Vehicle crime	7
Other theft	4
Drugs	3
Possession of weapons	3
Shoplifting	3
Burglary	2
Criminal damage and arson	2
Other crime	2
Robbery	2
Total incidents	109

Within 1 mile during Apr 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
Ash Grove Academy	Primary	0.3 miles	Outstanding — 26 Jun 2024
Christ The King Catholic and Church of England Primary School	Primary	0.5 miles	Inadequate — 11 Jul 2018
The Macclesfield Academy	Secondary	0.5 miles	Requires improvement — 21 Jul 2020
Park Lane School	Other	0.5 miles	Good — 27 Jun 2024
Macclesfield College	Other	0.5 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
Siddington, Macclesfield, Cheshire	£2,750/mo	4	5.07 miles	Rightmove

Average rent: £2,750/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.61%

Max investor price (0.8%) £343,750

Target investor price (1%) £275,000

Gross yield 7.3%

Cost-to-rent ratio 13.6×

Monthly cashflow £678/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 6.2%

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).