Sold STC Detached

Kermincham

WOODBROOK ROAD, ALDERLEY EDGE, CHESHIRE EAST SK9 7DB

4 beds 2 baths 172 m² Listed 30 Sep 2025 (-257d)

£975,000

Guide Price

Reduced on 3 Nov 2025

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# 4 bedroom detached house for sale (SK9 7DB)

## Property Details

| Key | Value |
|-----|-------|
| Address | KERMINCHAM, WOODBROOK ROAD, ALDERLEY EDGE, CHESHIRE EAST SK9 7DB |
| Price | £975,000 |
| Bedrooms | 4 |
| Bathrooms | 2 |
| Last sold | £825,000 Mar 2016 |

## Description

An exciting opportunity to acquire a family home on one of the area’s most desirable roads. With planning permission to create an individual residence of approximately 2,750 sq.ft.

Planning Permission has been obtained for a significant remodel and extension on the existing accommodation – REF 24/4926/HOUS

**The Proposed Accommodation** - Ground Floor

•Entrance Hall

•Open Plan Living Kitchen

•Living Room

•Study

•Cloakroom WC

•Utility Room

•Boot Room

•Integral Garage

First Floor

•Galleried Landing

•Principal Bedroom with:

oDressing Room

oEn-Suite Bathroom

•Three Further Double Bedrooms

•Three Bathrooms (Two En-Suite)

**Location** - Externally the property occupies a substantial corner position with grounds extending to approximately 1/3 of an acre. The gardens wrap around to the rear and side of the property.

Situated on one of Alderley Edges most desirable roads in the heart of the leafy conservation area. Alderley Edge village is within a 5-10 minute walk and offers a good range of shopping including the Waitrose supermarket, stylish boutiques and fine restaurants.  The area is renowned for its excellent schooling, and the motorway network system is within easy access, as is Manchester International Airport, local and commuter rail links to Manchester and London.

**Important Information** - -

What 3 Words – ///thank.olive.short

Council Tax – G

EPC Rating – D

Tenure – Leasehold - 858 Years Remain

Ground Rent - Peppercorn

Heating: Gas Fired Central Heating

Services: Mains Gas, Electric, Water & Drainage

Parking: Driveway & Garage

Flood Risk*: Very low risk of flooding

Broadband**: Superfast broadband available at the property

Mobile Coverage**: Mobile coverage with main providers (EE, O2,  Three & Vodafone). Limited coverage indoors.

* Information provided by GOV.UK

**Information provided by Ofcom checker.

The information isn't guaranteed. Andrew J Nowell take no responsibility for inaccuracies and advise potential buyers to do their own checks before committing to purchase.

## Property Photos

- ![Photo](/listings/photos/167615297/39191)
- ![Photo](/listings/photos/167615297/39194)
- ![Photo](/listings/photos/167615297/39197)
- ![Photo](/listings/photos/167615297/39200)
- ![Photo](/listings/photos/167615297/39203)
- ![Photo](/listings/photos/167615297/39206)
- ![Photo](/listings/photos/167615297/39209)
- ![Photo](/listings/photos/167615297/39211)
- ![Photo](/listings/photos/167615297/39212)
- ![Photo](/listings/photos/167615297/39214)
- ![Photo](/listings/photos/167615297/39216)
- ![Photo](/listings/photos/167615297/39218)

## Floorplans

- ![Existing Accommodation](/listings/photos/167615297/39219) - Existing Accommodation
- ![Rockwell House - Proposed.jpg](/listings/photos/167615297/39220) - Rockwell House - Proposed.jpg

## EPC Graphs

- ![EE Rating](/listings/photos/167615297/39222) - EE Rating

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| KERMINCHAM WOODBROOK ROAD, ALDERLEY EDGE, CHESHIRE EAST, SK9 7DB | £825,000 | 29/03/2016 | Terraced |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| BROOMFIELD HOUSE MACCLESFIELD ROAD, ALDERLEY EDGE, CHESHIRE EAST, SK9 7BL | £4,300,000 | 30/01/2026 | Detached |
| GREYLANDS MACCLESFIELD ROAD, ALDERLEY EDGE, CHESHIRE EAST, SK9 7BS | £2,800,000 | 06/11/2023 | Detached |
| RIDGESIDE HOUSE TEMPEST ROAD, ALDERLEY EDGE, CHESHIRE EAST, SK9 7BU | £1,896,000 | 12/05/2023 | Detached |
| 109 MOSS LANE, ALDERLEY EDGE, CHESHIRE EAST, SK9 7HW | £2,050,000 | 16/12/2022 | Detached |
| CASA BELLA SQUIRRELS JUMP, ALDERLEY EDGE, CHESHIRE EAST, SK9 7DR | £1,300,000 | 26/10/2022 | Detached |
| [Same street] SOMERFORD THE CEDARS WOODBROOK ROAD, ALDERLEY EDGE, CHESHIRE EAST, SK9 7DB | £800,000 | 11/10/2022 | Terraced |
| BADGERS COTTAGE WOODBROOK ROAD, ALDERLEY EDGE, CHESHIRE EAST, SK9 7BY | £2,200,000 | 08/07/2022 | Detached |
| CAMOLIN MOTTRAM ROAD, ALDERLEY EDGE, CHESHIRE EAST, SK9 7DW | £925,000 | 22/04/2022 | Detached |
| BRIDGEPOOL MACCLESFIELD ROAD, ALDERLEY EDGE, CHESHIRE EAST, SK9 7BW | £2,700,000 | 04/04/2022 | Detached |
| THE LODGE MACCLESFIELD ROAD, ALDERLEY EDGE, CHESHIRE EAST, SK9 7BW | £360,000 | 28/02/2022 | Detached |
| [Same street] 1 WOODBROOK ROAD, ALDERLEY EDGE, CHESHIRE EAST, SK9 7DB | £4,050,000 | 25/10/2021 | Detached |
| THE LODGE SQUIRRELS JUMP, ALDERLEY EDGE, CHESHIRE EAST, SK9 7DR | £1,900,000 | 16/06/2021 | Detached |

**Street average:** £2,425,000 (2 sales)
**Area average:** £2,043,100 (10 sales)

## Price vs local average

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

- **Local average:** £959,785 (92 Detached, SK9, 2024–2026)
- **Deviation:** +1.6%

## 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.*

## Capital growth trend

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

- **5y growth:** 37.2%
- **10y growth:** 57.3%

## 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)

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Property details

Tenure

LEASEHOLD (858 years remaining on lease)

Floor area

172 m²

Last sold

£825,000 Mar 2016

Local average

£959,785 (+1.6%)

Deprivation

Decile 10 (32,862 of 33,755)

Street crime

21 incidents within 1 mile (Apr 2026)

Key features

A Unique Opportunity
One of the areas most desirable roads
Huge Potential
Planning Permission Granted
Large Corner Plot
No Onward Chain

Additional details

Parking: Yes
Garden: Yes

Description

An exciting opportunity to acquire a family home on one of the area’s most desirable roads. With planning permission to create an individual residence of approximately 2,750 sq.ft.

Planning Permission has been obtained for a significant remodel and extension on the existing accommodation – REF 24/4926/HOUS

The Proposed Accommodation - Ground Floor
•Entrance Hall
•Open Plan Living Kitchen
•Living Room
•Study
•Cloakroom WC
•Utility Room
•Boot Room
•Integral Garage

First Floor
•Galleried Landing
•Principal Bedroom with:
oDressing Room
oEn-Suite Bathroom
•Three Further Double Bedrooms
•Three Bathrooms (Two En-Suite)

Location - Externally the property occupies a substantial corner position with grounds extending to approximately 1/3 of an acre. The gardens wrap around to the rear and side of the property.

Situated on one of Alderley Edges most desirable roads in the heart of the leafy conservation area. Alderley Edge village is within a 5-10 minute walk and offers a good range of shopping including the Waitrose supermarket, stylish boutiques and fine restaurants. The area is renowned for its excellent schooling, and the motorway network system is within easy access, as is Manchester International Airport, local and commuter rail links to Manchester and London.

Important Information - -

What 3 Words – ///thank.olive.short

Council Tax – G

EPC Rating – D

Tenure – Leasehold - 858 Years Remain
Ground Rent - Peppercorn

Heating: Gas Fired Central Heating

Services: Mains Gas, Electric, Water & Drainage

Parking: Driveway & Garage

Flood Risk*: Very low risk of flooding

Broadband: Superfast broadband available at the property

Mobile Coverage: Mobile coverage with main providers (EE, O2, Three & Vodafone). Limited coverage indoors.

* Information provided by GOV.UK
**Information provided by Ofcom checker.

The information isn't guaranteed. Andrew J Nowell take no responsibility for inaccuracies and advise potential buyers to do their own checks before committing to purchase.

Listed by

Alderley Edge

Mosley Jarman

Reference: 167615297

EPC ratings on this postcode

We don't have a matched EPC for this property yet. Below are efficiency scores and details for other addresses on this postcode.

Address	Current	Potential	Floor area	Age band	Type
1 Woodbrook Road, ALDERLEY EDGE	82	84	609 m²	England and Wales: 2012 onwards	Detached
1, Woodbrook Road, ALDERLEY EDGE	87	89	630 m²	—	Detached
1, Woodbrook Road, ALDERLEY EDGE	86	88	630 m²	—	Detached
4 Woodbrook Road, ALDERLEY EDGE	78	80	779 m²	England and Wales: 2007-2011	Detached
Ashley, Woodbrook Road, ALDERLEY EDGE	61	80	180 m²	England and Wales: 1976-1982	Terraced
Fern Cottage, Woodbrook Road, ALDERLEY EDGE	64	82	139 m²	England and Wales: 1976-1982	Detached
Hill Cottage, Woodbrook Road, ALDERLEY EDGE	59	85	104 m²	England and Wales: 1900-1929	Detached
Kermincham, Woodbrook Road	41	69	172 m²	England and Wales: before 1900	House
Kermincham, Woodbrook Road, ALDERLEY EDGE	41	69	172 m²	England and Wales: before 1900	Terraced
MEWS END, WOODBROOK ROAD, ALDERLEY EDGE	69	83	105 m²	England and Wales: 1991-1995	Terraced
Redclyffe Grange, Woodbrook Road, ALDERLEY EDGE	62	74	353 m²	England and Wales: before 1900	Detached
Somerford the Cedars, Woodbrook Road, ALDERLEY EDGE	47	76	233 m²	England and Wales: before 1900	Detached
The Hollies, Woodbrook Road, ALDERLEY EDGE	34	69	474 m²	England and Wales: before 1900	Detached
The Ridge, Woodbrook Road, ALDERLEY EDGE	67	69	564 m²	England and Wales: 2012 onwards	Detached
Woodbrook Place, Woodbrook Road, ALDERLEY EDGE	59	65	935 m²	England and Wales: 1930-1949	Detached

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Existing Accommodation

Rockwell House - Proposed.jpg

EPC Graphs

EE Rating

Price history

Event	Date	Price	% change
Listed for sale	—	£975,000	+18.2%
Sold	29/03/2016 (10 years ago)	£825,000	—

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
BROOMFIELD HOUSE MACCLESFIELD ROAD, ALDERLEY EDGE, CHESHIRE EAST, SK9 7BL	£4,300,000	30/01/2026	Detached
GREYLANDS MACCLESFIELD ROAD, ALDERLEY EDGE, CHESHIRE EAST, SK9 7BS	£2,800,000	06/11/2023	Detached
RIDGESIDE HOUSE TEMPEST ROAD, ALDERLEY EDGE, CHESHIRE EAST, SK9 7BU	£1,896,000	12/05/2023	Detached
109 MOSS LANE, ALDERLEY EDGE, CHESHIRE EAST, SK9 7HW	£2,050,000	16/12/2022	Detached
CASA BELLA SQUIRRELS JUMP, ALDERLEY EDGE, CHESHIRE EAST, SK9 7DR	£1,300,000	26/10/2022	Detached
Same street SOMERFORD THE CEDARS WOODBROOK ROAD, ALDERLEY EDGE, CHESHIRE EAST, SK9 7DB	£800,000	11/10/2022	Terraced
BADGERS COTTAGE WOODBROOK ROAD, ALDERLEY EDGE, CHESHIRE EAST, SK9 7BY	£2,200,000	08/07/2022	Detached
CAMOLIN MOTTRAM ROAD, ALDERLEY EDGE, CHESHIRE EAST, SK9 7DW	£925,000	22/04/2022	Detached
BRIDGEPOOL MACCLESFIELD ROAD, ALDERLEY EDGE, CHESHIRE EAST, SK9 7BW	£2,700,000	04/04/2022	Detached
THE LODGE MACCLESFIELD ROAD, ALDERLEY EDGE, CHESHIRE EAST, SK9 7BW	£360,000	28/02/2022	Detached
Same street 1 WOODBROOK ROAD, ALDERLEY EDGE, CHESHIRE EAST, SK9 7DB	£4,050,000	25/10/2021	Detached
THE LODGE SQUIRRELS JUMP, ALDERLEY EDGE, CHESHIRE EAST, SK9 7DR	£1,900,000	16/06/2021	Detached

Street average: £2,425,000 (2 sales)

Area average: £2,043,100 (10 sales)

Capital growth trend

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

5y growth 37.2%

10y growth 57.3%

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

Location

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

Address

Woodbrook Road

Nearby

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

Type	Name	Distance
Shop	Grantham's Fine Food & Wine	0.4 miles
Bus stop	Alderley Edge, Heyes Lane / The Royal Oak	0.4 miles
Bus stop	Alderley Edge, Heyes Lane / Moss Rose	0.4 miles
Shop	SieMatic	0.4 miles
Train station	Alderley Edge	0.5 miles
Hospital	The Wilmslow Hospital	1.7 miles
Train station	Wilmslow	1.9 miles
Hospital	Soss Moss Hospital	2.0 miles
University	University of Manchester Fallowfield Campus	10.0 miles
University	Fallowfield Reception and Richmond Amenities Building	10.0 miles

Street-level crime

Category	Count
Violence and sexual offences	6
Drugs	5
Public order	3
Anti-social behaviour	2
Other theft	2
Burglary	1
Criminal damage and arson	1
Robbery	1
Total incidents	21

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	0.6 miles	— (No rating)
Alderley Edge Community Primary School	Primary	0.7 miles	— (Inspected (no overall grade))
The Ryleys School	Other	0.8 miles	— (No rating)
Nether Alderley Primary School	Primary	1.0 miles	Good — 1 May 2012
Ashdene Primary School	Primary	1.5 miles	Outstanding — 23 Apr 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).

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