# Country house for sale (SK11 9DS) ## Property Details | Key | Value | |-----|-------| | Address | Holmes Chapel Road, Lower Withington, Cheshire, SK11, SK11 9DS | | Price | £25,000,000 | | Council tax | H | ## Description A Cheshire estate where historic parkland meets contemporary craftsmanship. - Magnificent country estate - PH Homes Private Client built property - Luxurious, beautifully crafted interiors - Grand, classical style - Stone-built architecture - Regency-inspired circular atrium - Bespoke Clive Christian kitchen - Leisure suite including swimming pool, sauna, steam room and gym - Seven reception rooms including formal dining room and billiard room - Five bedrooms and interconnecting bathrooms encircling a grand gallery - His and hers bathrooms - Underfloor heating to ground floor - Air conditioning to gym, garden room and principal bedroom - 1-bedroom bothy with pool house - Walled garden with heated outdoor pool and sunken tennis court - 2 additional cottages - Large Georgian Grade II Listed stable and garage block - Paddock and manege - Historic parkland including a 5 acre lake - In all approximately 93.97 acres ## Property Photos - ![Picture 1](/listings/photos/90894396/1300076) - Picture 1 - ![Picture 2](/listings/photos/90894396/1300077) - Picture 2 - ![Picture 3](/listings/photos/90894396/1300079) - Picture 3 - ![Picture 4](/listings/photos/90894396/1300081) - Picture 4 - ![Picture 5](/listings/photos/90894396/1300084) - Picture 5 - ![Picture 6](/listings/photos/90894396/1300086) - Picture 6 - ![Picture 7](/listings/photos/90894396/1300088) - Picture 7 - ![Picture 8](/listings/photos/90894396/1300090) - Picture 8 - ![Picture 9](/listings/photos/90894396/1300092) - Picture 9 - ![Picture 10](/listings/photos/90894396/1300094) - Picture 10 - ![Picture 11](/listings/photos/90894396/1300096) - Picture 11 - ![Picture 12](/listings/photos/90894396/1300098) - Picture 12 - ![Picture 13](/listings/photos/90894396/1300100) - Picture 13 - ![Picture 14](/listings/photos/90894396/1300102) - Picture 14 - ![Picture 15](/listings/photos/90894396/1300103) - Picture 15 - ![Picture 16](/listings/photos/90894396/1300104) - Picture 16 - ![Picture 17](/listings/photos/90894396/1300105) - Picture 17 - ![Picture 18](/listings/photos/90894396/1300106) - Picture 18 - ![Picture 19](/listings/photos/90894396/1300107) - Picture 19 - ![Picture 20](/listings/photos/90894396/1300108) - Picture 20 - ![Picture 21](/listings/photos/90894396/1300109) - Picture 21 - ![Picture 22](/listings/photos/90894396/1300110) - Picture 22 - ![Picture 23](/listings/photos/90894396/1300111) - Picture 23 - ![Picture 24](/listings/photos/90894396/1300112) - Picture 24 - ![Picture 25](/listings/photos/90894396/1300113) - Picture 25 - ![Picture 26](/listings/photos/90894396/1300114) - Picture 26 - ![Picture 27](/listings/photos/90894396/1300115) - Picture 27 - ![Picture 28](/listings/photos/90894396/1300116) - Picture 28 - ![Picture 29](/listings/photos/90894396/1300117) - Picture 29 - ![Picture 30](/listings/photos/90894396/1300118) - Picture 30 - ![Site Plan](/listings/photos/90894396/1300119) - Site Plan ## EPC Graphs - ![EPC - The Hall](/listings/photos/90894396/1300120) - EPC - The Hall - ![EPC - The Bothy](/listings/photos/90894396/1300121) - EPC - The Bothy - ![EPC - Stable Cottage](/listings/photos/90894396/1300122) - EPC - Stable Cottage - ![EPC - Cottage 1](/listings/photos/90894396/1300123) - EPC - Cottage 1 - ![EPC - Cottage 2](/listings/photos/90894396/1300124) - EPC - Cottage 2 ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £457,443 (16 Other, SK11, 2024–2026) - **Deviation:** +5365.2% ## Rental Range *ONS Price Index of Private Rents (Cheshire East). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £881/mo - **Realistic:** £979/mo - **Optimistic:** £1,077/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for East Cheshire (Apr 2025 – Mar 2026).* ## Rental Comparables *Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. 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 | 2.29 miles | Rightmove | | [Meadow Lodge, Marton](http://87.117.209.195:8080/listings/10849fb) | £2,500/mo | 3 | 3.7 miles | Rightmove | | [Oak Lane, Macclesfield](http://87.117.209.195:8080/listings/0c6b877) | £1,600/mo | 3 | 3.73 miles | Rightmove | **Average rent: £2,283/mo (3 listings)** ## 1% Rule - **Rent ratio:** 0.01% (weak for cashflow) - **Max investor price (0.8%):** £312,500 - **Target investor price (1%):** £250,000 *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 £2,500/mo).* - **Gross yield:** 0.1% - **Cost-to-rent:** 833.3× - **Monthly cashflow:** £-96,227/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -15.9% *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:** -54.3% - **10y growth:** 25.6% ## House Price Index (HM Land Registry) *Official index for Cheshire East; All dwelling types series; as of April 2026.* - **1y growth (index):** 1% - **5y growth (index):** 20.4% - **10y growth (index):** 48.8% ## 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)