For sale Flat

22

WATER GARDEN, ALDERLEY PARK, MACCLESFIELD, NETHER ALDERLEY, CHESHIRE EAST SK10 4JY

3 beds 3 baths 180 m² Listed 12 Jun 2026 (-8d)

£1,235,000

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# 3 bedroom apartment for sale (SK10 4JY)

## Property Details

| Key | Value |
|-----|-------|
| Address | 22, WATER GARDEN, ALDERLEY PARK, MACCLESFIELD, NETHER ALDERLEY, CHESHIRE EAST SK10 4JY |
| Price | £1,235,000 |
| Bedrooms | 3 |
| Bathrooms | 3 |
| Council tax | G |
| Last sold | £899,950 Mar 2020 |

## Description

Outside, the property is surrounded by the stunning parkland of Alderley Park, residents have the opportunity to immerse themselves in nature's beauty while enjoying the various amenities and recreational facilities such as, on site gym, with padel and tennis courts, and gastro pub within easy reach. Alderley Park also benefits from on site security, adding some extra comfort. The property's view over the side garden adds an element of serenity, providing a relaxing outdoor sanctuary that complements the sophisticated interiors seamlessly. With an upgraded specification from its original design, this apartment offers a unique blend of contemporary living and natural tranquillity, making it an exceptional opportunity for those seeking a serene yet luxurious lifestyle. Experience the epitome of modern living in this meticulously crafted residence within a thriving parkland community.

EPC Rating: B

## Property Photos

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## Floorplans

- ![All](/listings/photos/89647131/662555) - All

## EPC Graphs

- ![EPC 1](/listings/photos/89647131/662556) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| WATER GARDEN 22 ALDERLEY PARK, NETHER ALDERLEY, MACCLESFIELD, CHESHIRE EAST, SK10 4JY | £899,950 | 25/03/2020 | Flat |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| WATER GARDEN 24 ALDERLEY PARK, NETHER ALDERLEY, MACCLESFIELD, CHESHIRE EAST, SK10 4JY | £1,175,000 | 11/04/2023 | Flat |
| WATER GARDEN 5 ALDERLEY PARK, NETHER ALDERLEY, MACCLESFIELD, CHESHIRE EAST, SK10 4JY | £1,425,000 | 05/11/2021 | Flat |
| WATER GARDEN 24 ALDERLEY PARK, NETHER ALDERLEY, MACCLESFIELD, CHESHIRE EAST, SK10 4JY | £1,260,000 | 13/10/2021 | Flat |
| WATER GARDEN 11 ALDERLEY PARK, NETHER ALDERLEY, MACCLESFIELD, CHESHIRE EAST, SK10 4JY | £1,700,000 | 29/06/2021 | Flat |
| WATER GARDEN 21 ALDERLEY PARK, NETHER ALDERLEY, MACCLESFIELD, CHESHIRE EAST, SK10 4JY | £690,000 | 29/06/2021 | Flat |

**Area average:** £1,250,000 (5 sales)

## Price vs local average

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

- **Local average:** £240,845 (39 Flat, SK10, 2024–2026)
- **Deviation:** +412.8%

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

- **LHA floor (this property size):** £992/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.*

## Capital growth trend

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

- **5y growth:** -18.6%
- **10y growth:** 56.6%

## House Price Index (HM Land Registry)

*Official index for Cheshire East; Flats and maisonettes series; as of March 2026.*

- **1y growth (index):** -3.5%
- **5y growth (index):** 9.4%
- **10y growth (index):** 33.2%

## 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)

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Property details

Tenure

SHARE_OF_FREEHOLD

Floor area

180 m²

Council tax band

Last sold

£899,950 Mar 2020

Local average

£240,845 (+412.8%)

Deprivation

Decile 9 (28,188 of 33,755)

Street crime

2 incidents within 1 mile (Apr 2026)

Key features

Bespoke high specification second floor apartment
High quality finish throughout
Superb open plan kitchen/living/dining space
Three bedrooms, three bathrooms
Fantastic views over the water garden and beyond
Corner unit which benefits from views over the side garden and lots of light
Large covered balcony
Upgraded specification from new
Secure garage parking for two cars
Located on the superb 400 acre parkland of Alderley Park

Additional details

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

Description

Nestled within the prestigious Alderley Park estate, this bespoke 3-bedroom apartment exudes luxury and sophistication, occupying a superb corner position within the development, with attention to detail evident at every turn. The heart of the home is the impressive open plan kitchen/living/dining area, flooded with natural light and offering a seamless flow between spaces. The generously proportioned bedrooms and modern bathrooms provide ample comfort for residents, while the large covered balcony presents an ideal spot to unwind and enjoy panoramic views over the tranquil water garden and surrounding landscapes. This apartment is situated on the end of the building and therefore benefits from additional windows, ensuring an abundance of natural light throughout, creating a bright and airy ambience with further corner views of the surrounding landscape, and side garden. Furthermore, residents can enjoy the convenience of secure garaged parking for two vehicles.

Outside, the property is surrounded by the stunning parkland of Alderley Park, residents have the opportunity to immerse themselves in nature's beauty while enjoying the various amenities and recreational facilities such as, on site gym, with padel and tennis courts, and gastro pub within easy reach. Alderley Park also benefits from on site security, adding some extra comfort. The property's view over the side garden adds an element of serenity, providing a relaxing outdoor sanctuary that complements the sophisticated interiors seamlessly. With an upgraded specification from its original design, this apartment offers a unique blend of contemporary living and natural tranquillity, making it an exceptional opportunity for those seeking a serene yet luxurious lifestyle. Experience the epitome of modern living in this meticulously crafted residence within a thriving parkland community.
EPC Rating: B

Listed by

Knutsford

Stuart Rushton & Co

Reference: 89647131

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

All

EPC Graphs

EPC 1

Price history

Event	Date	Price	% change
Listed for sale	—	£1,235,000	+37.2%
Sold	25/03/2020 (6 years ago)	£899,950	—

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
WATER GARDEN 24 ALDERLEY PARK, NETHER ALDERLEY, MACCLESFIELD, CHESHIRE EAST, SK10 4JY	£1,175,000	11/04/2023	Flat
WATER GARDEN 5 ALDERLEY PARK, NETHER ALDERLEY, MACCLESFIELD, CHESHIRE EAST, SK10 4JY	£1,425,000	05/11/2021	Flat
WATER GARDEN 24 ALDERLEY PARK, NETHER ALDERLEY, MACCLESFIELD, CHESHIRE EAST, SK10 4JY	£1,260,000	13/10/2021	Flat
WATER GARDEN 11 ALDERLEY PARK, NETHER ALDERLEY, MACCLESFIELD, CHESHIRE EAST, SK10 4JY	£1,700,000	29/06/2021	Flat
WATER GARDEN 21 ALDERLEY PARK, NETHER ALDERLEY, MACCLESFIELD, CHESHIRE EAST, SK10 4JY	£690,000	29/06/2021	Flat

Area average: £1,250,000 (5 sales)

Capital growth trend

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

5y growth -18.6%

10y growth 56.6%

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

1y (index) -3.5%

5y (index) 9.4%

10y (index) 33.2%

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: £992/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View SK10 4JY

Address

Nether Alderley, Cheshire East, England, SK10 4JT, United Kingdom

Nearby

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

Type	Name	Distance
Bus stop	Alderley Park / Alderley House	0.1 miles
Shop	Chelford Corner Shoppe	1.7 miles
Shop	Arthur Burns & Son	1.9 miles
Train station	Chelford	1.9 miles
Train station	Alderley Edge	2.3 miles
Hospital	Rosemount Resource Centre	3.7 miles
Hospital	Altrincham Hospital	9.3 miles

Street-level crime

Category	Count
Violence and sexual offences	2
Total incidents	2

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
Nether Alderley Primary School	Primary	1.1 miles	Good — 1 May 2012
Chelford CofE Primary School	Primary	2.1 miles	Good — 30 Nov 2023
The Ryleys School	Other	2.2 miles	— (No rating)
Alderley Edge Community Primary School	Primary	2.4 miles	— (Inspected (no overall grade))
Alderley Edge School for Girls	Other	2.4 miles	— (No rating)

Rental Comparables

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

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.08%

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).