Sold STC Semi-detached

22 HEYES LANE

ALDERLEY EDGE, CHESHIRE EAST SK9 7JY

4 beds 4 baths 1,787 sq ft Listed 5 Mar 2026 (-102d)

£975,000

Save

# 4 bedroom semi-detached house for sale (SK9 7JY)

## Property Details

| Key | Value |
|-----|-------|
| Address | 22 HEYES LANE, ALDERLEY EDGE, CHESHIRE EAST SK9 7JY |
| Price | £975,000 |
| Bedrooms | 4 |
| Bathrooms | 4 |
| Council tax | F |
| Construction age | England and Wales: 2012 onwards |
| Floor area | 166 m² |
| Last sold | £784,999 Nov 2015 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 30/10/2034
- **Current heating cost:** £1,654/year
- **Est. upgrade cost to C:** £4,500

### Recommendations
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/7596-3942-1200-8424-9200)

## Description

****

An impressive and substantial semi-detached property, crafted in 2012 with meticulous attention to detail, capturing the timeless essence of the Arts and Crafts architectural era. With a character-rich rosemary tile roof, part-rendered elevations, and beautifully intricate architectural features, the home exudes classic appeal while offering all the conveniences of modern living. Nestled close to the heart of Alderley Edge Village, the property enjoys a stunning, southerly-facing rear garden that extends towards views of the Edge.

Spanning three thoughtfully designed floors, the accommodation is both ample and luxurious. An oak frames porch, and a grand oak door opens into the entrance hall. The space feels both generous and warm, with an impressive oak staircase to the first floor and a discreetly positioned downstairs WC. The dining kitchen, is a showcase of contemporary style and functionality, featuring a mix of contrasting cabinetry topped with seamless Corian work surfaces. Integrated Siemens and Neff appliances offer sleek, high-end efficiency, while a stylish breakfast bar is useful for casual dining.

****

At the rear, the spacious lounge,  is bathed in sunlight from its southern exposure, with floor-to-ceiling bifold doors that seamlessly blend indoor and outdoor living by opening onto a composite deck and the garden. A wood-burning stove, inset within the chimney breast serves as a cosy focal point, enhancing the room's welcoming atmosphere. Adjacent to the lounge is a stunning orangery, crowned with a glazed atrium roof, filling the space with natural light. The orangery's windows and doors open directly to the rear garden, connecting beautifully with the outdoors. The property also includes a flexible additional reception room currently used as a dining room; however, it is versatile enough to function as a family room, study, or playroom. A practical utility room with its own external door provides added convenience and further enhances the home's functional layout.

The first floor features an airy landing area with a continuation of the oak staircase to the second floor. The master bedroom is a haven, offering views towards the Edge, built-in wardrobes, and a recently installed, ensuite shower room complete with a wet space. A further double bedroom and a family bathroom on this floor provide additional comfort. On the second floor, two more generously proportioned double bedrooms, each with its own ensuite, ensure privacy and convenience for family or guests alike.

****

Outside, the property combines security and style with electronically operated gates that lead to a block-paved driveway, providing ample secure parking. An additional, designated paved parking space, safeguarded by security post, offers further practicality. The rear garden is a low-maintenance and stylish, enhanced by its southern aspect. A composite decked patio, accessible from both the orangery and the lounge, provides a lovely setting for outdoor gatherings, while a second patio of Indian stone leads to the summer house. Fully outfitted with lighting, power, and additional storage, the summer house is a versatile space suitable for a range of uses. The garden itself is completed with an artificial lawn, thoughtfully raised flower beds, and secure fencing for privacy.

Additional touches include underfloor heating on the ground floor, ensuring warmth and comfort year-round. Located next to nearby allotments and facing Davy Lane, the home is positioned for a high degree of privacy. 22 Heyes Lane is an exceptional opportunity a beautifully crafted property with modern sophistication, abundant light, and an enviable location that makes it truly one-of-a-kind.

## Property Photos

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## Floorplans

- ![Other](/listings/photos/172925531/39835) - Other

## EPC Graphs

- ![Other](/listings/photos/172925531/39837) - Other

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 22 HEYES LANE, ALDERLEY EDGE, CHESHIRE EAST, SK9 7JY | £784,999 | 26/11/2015 | Semi-detached |
| 22 HEYES LANE, ALDERLEY EDGE, CHESHIRE EAST, SK9 7JY | £360,000 | 30/08/2013 | Semi-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] 46 HEYES LANE, ALDERLEY EDGE, CHESHIRE EAST, SK9 7JY | £950,000 | 18/02/2026 | Semi-detached |
| 26 CRESCENT ROAD, ALDERLEY EDGE, CHESHIRE EAST, SK9 7NB | £615,000 | 19/11/2025 | Semi-detached |
| 14 TRAFFORD ROAD, ALDERLEY EDGE, CHESHIRE EAST, SK9 7NT | £600,000 | 22/05/2024 | Semi-detached |
| [Same street] 36 HEYES LANE, ALDERLEY EDGE, CHESHIRE EAST, SK9 7JY | £810,000 | 18/12/2023 | Semi-detached |
| [Same street] 40 HEYES LANE, ALDERLEY EDGE, CHESHIRE EAST, SK9 7JY | £1,125,000 | 21/09/2023 | Semi-detached |
| 18 MOSS LANE, ALDERLEY EDGE, CHESHIRE EAST, SK9 7HN | £431,000 | 25/07/2023 | Semi-detached |
| 99 MOSS LANE, ALDERLEY EDGE, CHESHIRE EAST, SK9 7HP | £565,000 | 17/02/2023 | Semi-detached |
| 8 CRESCENT ROAD, ALDERLEY EDGE, CHESHIRE EAST, SK9 7NB | £650,950 | 22/12/2022 | Semi-detached |
| 2 CRESCENT ROAD, ALDERLEY EDGE, CHESHIRE EAST, SK9 7NB | £450,000 | 01/11/2022 | Semi-detached |
| [Same street] BYRON PLACE, 34 3 HEYES LANE, ALDERLEY EDGE, CHESHIRE EAST, SK9 7JY | £365,000 | 14/10/2022 | Flat |
| 38 TRAFFORD ROAD, ALDERLEY EDGE, CHESHIRE EAST, SK9 7NN | £997,000 | 07/10/2022 | Semi-detached |
| 9 GAIL CLOSE, ALDERLEY EDGE, CHESHIRE EAST, SK9 7PG | £408,200 | 20/09/2022 | Semi-detached |
| WOODSIDE MOTTRAM ROAD, ALDERLEY EDGE, CHESHIRE EAST, SK9 7HJ | £795,000 | 14/09/2022 | Semi-detached |
| 18 TRAFFORD ROAD, ALDERLEY EDGE, CHESHIRE EAST, SK9 7NT | £995,000 | 22/07/2022 | Semi-detached |
| 18 TRAFFORD ROAD, ALDERLEY EDGE, CHESHIRE EAST, SK9 7NT | £995,000 | 22/07/2022 | Semi-detached |
| 9 TRAFFORD ROAD, ALDERLEY EDGE, CHESHIRE EAST, SK9 7NN | £1,282,500 | 19/07/2022 | Semi-detached |
| 27 DEVONSHIRE DRIVE, ALDERLEY EDGE, CHESHIRE EAST, SK9 7HT | £490,000 | 16/07/2022 | Semi-detached |
| [Same street] BYRON PLACE, 34 5 HEYES LANE, ALDERLEY EDGE, CHESHIRE EAST, SK9 7JY | £340,000 | 30/05/2022 | Flat |
| 5 OAKFIELD ROAD, ALDERLEY EDGE, CHESHIRE EAST, SK9 7LZ | £430,000 | 29/04/2022 | Semi-detached |
| 41 TRAFFORD ROAD, ALDERLEY EDGE, CHESHIRE EAST, SK9 7HL | £750,000 | 22/04/2022 | Semi-detached |
| 1 HEYWOOD ROAD, ALDERLEY EDGE, CHESHIRE EAST, SK9 7PN | £332,000 | 01/04/2022 | Semi-detached |
| 9 ANNIS ROAD, ALDERLEY EDGE, CHESHIRE EAST, SK9 7PE | £315,000 | 25/03/2022 | Semi-detached |
| 6 DUKE STREET, ALDERLEY EDGE, CHESHIRE EAST, SK9 7HX | £575,000 | 11/03/2022 | Semi-detached |
| 3 ANNIS CLOSE, ALDERLEY EDGE, CHESHIRE EAST, SK9 7PF | £560,000 | 11/03/2022 | Semi-detached |
| 10 HEYWOOD CLOSE, ALDERLEY EDGE, CHESHIRE EAST, SK9 7PP | £307,000 | 25/02/2022 | Semi-detached |
| [Same street] 40 HEYES LANE, ALDERLEY EDGE, CHESHIRE EAST, SK9 7JY | £603,000 | 23/02/2022 | Semi-detached |
| [Same street] 48 HEYES LANE, ALDERLEY EDGE, CHESHIRE EAST, SK9 7JY | £795,000 | 31/08/2021 | Semi-detached |

**Street average:** £712,571 (7 sales)
**Area average:** £627,183 (20 sales)

## Price vs local average

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

- **Local average:** £478,220 (40 Semi-detached, SK9, 2024–2026)
- **Deviation:** +103.9%

## 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 West Pennine (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £760/mo

## 1% Rule

- **Rent ratio:** 0.1% (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:** £5,873/m²

## Capital growth trend

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

- **5y growth:** 14.5%
- **10y growth:** 19.5%

## House Price Index (HM Land Registry)

*Official index for Cheshire East; Semi-detached series; as of March 2026.*

- **1y growth (index):** 2.3%
- **5y growth (index):** 25.2%
- **10y growth (index):** 56.5%

## 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)

(Main) Other Other Other Other Other Other Other Other Other Other Other Other Other Other Other Other Other Other Other Other Other Other

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Property details

Tenure

FREEHOLD

Floor area

166 m²

Council tax band

EPC rating

Year built

England and Wales: 2012 onwards

Last sold

£784,999 Nov 2015

Price per m²

£5,873/m²

Local average

£478,220 (+103.9%)

Deprivation

Decile 8 (23,938 of 33,755)

Street crime

24 incidents within 1 mile (Apr 2026)

Additional details

Electricity: Mains supply
Water: Mains supply
Sewerage: Mains supply
Heating: Gas
Parking: Yes
Garden: Yes
Listed property: No
Restrictions: No
Required access: No
Rights of way: No
Flooded in last 5 years: No

Description

A generous family home is of distinction, designed in an `Arts and Crafts style with modern detailing. Enjoying a favourable location and conveniently positioned for all village amenities with south-facing gardens and views toward `The Edge' to the rear.
**
An impressive and substantial semi-detached property, crafted in 2012 with meticulous attention to detail, capturing the timeless essence of the Arts and Crafts architectural era. With a character-rich rosemary tile roof, part-rendered elevations, and beautifully intricate architectural features, the home exudes classic appeal while offering all the conveniences of modern living. Nestled close to the heart of Alderley Edge Village, the property enjoys a stunning, southerly-facing rear garden that extends towards views of the Edge.

Spanning three thoughtfully designed floors, the accommodation is both ample and luxurious. An oak frames porch, and a grand oak door opens into the entrance hall. The space feels both generous and warm, with an impressive oak staircase to the first floor and a discreetly positioned downstairs WC. The dining kitchen, is a showcase of contemporary style and functionality, featuring a mix of contrasting cabinetry topped with seamless Corian work surfaces. Integrated Siemens and Neff appliances offer sleek, high-end efficiency, while a stylish breakfast bar is useful for casual dining.

At the rear, the spacious lounge, is bathed in sunlight from its southern exposure, with floor-to-ceiling bifold doors that seamlessly blend indoor and outdoor living by opening onto a composite deck and the garden. A wood-burning stove, inset within the chimney breast serves as a cosy focal point, enhancing the room's welcoming atmosphere. Adjacent to the lounge is a stunning orangery, crowned with a glazed atrium roof, filling the space with natural light. The orangery's windows and doors open directly to the rear garden, connecting beautifully with the outdoors. The property also includes a flexible additional reception room currently used as a dining room; however, it is versatile enough to function as a family room, study, or playroom. A practical utility room with its own external door provides added convenience and further enhances the home's functional layout.

The first floor features an airy landing area with a continuation of the oak staircase to the second floor. The master bedroom is a haven, offering views towards the Edge, built-in wardrobes, and a recently installed, ensuite shower room complete with a wet space. A further double bedroom and a family bathroom on this floor provide additional comfort. On the second floor, two more generously proportioned double bedrooms, each with its own ensuite, ensure privacy and convenience for family or guests alike.
**
Outside, the property combines security and style with electronically operated gates that lead to a block-paved driveway, providing ample secure parking. An additional, designated paved parking space, safeguarded by security post, offers further practicality. The rear garden is a low-maintenance and stylish, enhanced by its southern aspect. A composite decked patio, accessible from both the orangery and the lounge, provides a lovely setting for outdoor gatherings, while a second patio of Indian stone leads to the summer house. Fully outfitted with lighting, power, and additional storage, the summer house is a versatile space suitable for a range of uses. The garden itself is completed with an artificial lawn, thoughtfully raised flower beds, and secure fencing for privacy.

Additional touches include underfloor heating on the ground floor, ensuring warmth and comfort year-round. Located next to nearby allotments and facing Davy Lane, the home is positioned for a high degree of privacy. 22 Heyes Lane is an exceptional opportunity a beautifully crafted property with modern sophistication, abundant light, and an enviable location that makes it truly one-of-a-kind.

Listed by

Alderley Edge

Gascoigne Halman - Connells

Reference: 172925531

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: C

Inspection date: 31/10/2024

Expiry date: 30/10/2034

Current heating cost: £1,654/year

Potential heating cost: £1,654/year

Est. upgrade cost to C: £4,500

Recommendations

Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Other

EPC Graphs

Other

Price history

118% since 2013

Event	Date	Price	% change
Sold	26/11/2015 (10 years ago)	£784,999	+118.1%
Sold	30/08/2013 (12 years ago)	£360,000	—

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
Same street 46 HEYES LANE, ALDERLEY EDGE, CHESHIRE EAST, SK9 7JY	£950,000	18/02/2026	Semi-detached
26 CRESCENT ROAD, ALDERLEY EDGE, CHESHIRE EAST, SK9 7NB	£615,000	19/11/2025	Semi-detached
14 TRAFFORD ROAD, ALDERLEY EDGE, CHESHIRE EAST, SK9 7NT	£600,000	22/05/2024	Semi-detached
Same street 36 HEYES LANE, ALDERLEY EDGE, CHESHIRE EAST, SK9 7JY	£810,000	18/12/2023	Semi-detached
Same street 40 HEYES LANE, ALDERLEY EDGE, CHESHIRE EAST, SK9 7JY	£1,125,000	21/09/2023	Semi-detached
18 MOSS LANE, ALDERLEY EDGE, CHESHIRE EAST, SK9 7HN	£431,000	25/07/2023	Semi-detached
99 MOSS LANE, ALDERLEY EDGE, CHESHIRE EAST, SK9 7HP	£565,000	17/02/2023	Semi-detached
8 CRESCENT ROAD, ALDERLEY EDGE, CHESHIRE EAST, SK9 7NB	£650,950	22/12/2022	Semi-detached
2 CRESCENT ROAD, ALDERLEY EDGE, CHESHIRE EAST, SK9 7NB	£450,000	01/11/2022	Semi-detached
Same street BYRON PLACE, 34 3 HEYES LANE, ALDERLEY EDGE, CHESHIRE EAST, SK9 7JY	£365,000	14/10/2022	Flat
38 TRAFFORD ROAD, ALDERLEY EDGE, CHESHIRE EAST, SK9 7NN	£997,000	07/10/2022	Semi-detached
9 GAIL CLOSE, ALDERLEY EDGE, CHESHIRE EAST, SK9 7PG	£408,200	20/09/2022	Semi-detached
WOODSIDE MOTTRAM ROAD, ALDERLEY EDGE, CHESHIRE EAST, SK9 7HJ	£795,000	14/09/2022	Semi-detached
18 TRAFFORD ROAD, ALDERLEY EDGE, CHESHIRE EAST, SK9 7NT	£995,000	22/07/2022	Semi-detached
18 TRAFFORD ROAD, ALDERLEY EDGE, CHESHIRE EAST, SK9 7NT	£995,000	22/07/2022	Semi-detached
9 TRAFFORD ROAD, ALDERLEY EDGE, CHESHIRE EAST, SK9 7NN	£1,282,500	19/07/2022	Semi-detached
27 DEVONSHIRE DRIVE, ALDERLEY EDGE, CHESHIRE EAST, SK9 7HT	£490,000	16/07/2022	Semi-detached
Same street BYRON PLACE, 34 5 HEYES LANE, ALDERLEY EDGE, CHESHIRE EAST, SK9 7JY	£340,000	30/05/2022	Flat
5 OAKFIELD ROAD, ALDERLEY EDGE, CHESHIRE EAST, SK9 7LZ	£430,000	29/04/2022	Semi-detached
41 TRAFFORD ROAD, ALDERLEY EDGE, CHESHIRE EAST, SK9 7HL	£750,000	22/04/2022	Semi-detached
1 HEYWOOD ROAD, ALDERLEY EDGE, CHESHIRE EAST, SK9 7PN	£332,000	01/04/2022	Semi-detached
9 ANNIS ROAD, ALDERLEY EDGE, CHESHIRE EAST, SK9 7PE	£315,000	25/03/2022	Semi-detached
6 DUKE STREET, ALDERLEY EDGE, CHESHIRE EAST, SK9 7HX	£575,000	11/03/2022	Semi-detached
3 ANNIS CLOSE, ALDERLEY EDGE, CHESHIRE EAST, SK9 7PF	£560,000	11/03/2022	Semi-detached
10 HEYWOOD CLOSE, ALDERLEY EDGE, CHESHIRE EAST, SK9 7PP	£307,000	25/02/2022	Semi-detached
Same street 40 HEYES LANE, ALDERLEY EDGE, CHESHIRE EAST, SK9 7JY	£603,000	23/02/2022	Semi-detached
Same street 48 HEYES LANE, ALDERLEY EDGE, CHESHIRE EAST, SK9 7JY	£795,000	31/08/2021	Semi-detached

Street average: £712,571 (7 sales)

Area average: £627,183 (20 sales)

Capital growth trend

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

5y growth 14.5%

10y growth 19.5%

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

1y (index) 2.3%

5y (index) 25.2%

10y (index) 56.5%

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 West Pennine: £760/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View SK9 7JY

Nearby

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

Type	Name	Distance
Bus stop	Alderley Edge, Heyes Lane / The Royal Oak	0.1 miles
Shop	Grantham's Fine Food & Wine	0.1 miles
Bus stop	Alderley Edge, Heyes Lane / Moss Rose	0.1 miles
Shop	Running Bear	0.3 miles
Train station	Alderley Edge	0.3 miles
Hospital	The Wilmslow Hospital	1.4 miles
Train station	Wilmslow	1.6 miles
Hospital	Soss Moss Hospital	2.0 miles
University	University of Manchester Fallowfield Campus	9.7 miles
University	Fallowfield Reception and Richmond Amenities Building	9.7 miles

Street-level crime

Category	Count
Violence and sexual offences	7
Drugs	5
Public order	3
Anti-social behaviour	2
Burglary	2
Other theft	2
Criminal damage and arson	1
Robbery	1
Theft from the person	1
Total incidents	24

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
Alderley Edge School for Girls	Other	0.3 miles	— (No rating)
Alderley Edge Community Primary School	Primary	0.4 miles	— (Inspected (no overall grade))
The Ryleys School	Other	0.6 miles	— (No rating)
Ashdene Primary School	Primary	1.2 miles	Outstanding — 23 Apr 2019
Wilmslow High School	Secondary	1.2 miles	Good — 9 Jun 2019

Rental Comparables

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

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.1%

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).