# 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 | | Construction age | England and Wales: before 1900 | | Floor area | 172 m² | | Last sold | £825,000 Mar 2016 | ## EPC Rating & Upgrade Cost - **Current rating:** E - **Potential rating:** C - **Expiry date:** 12/08/2023 — **EXPIRED** (no longer valid for marketing or letting) - **Current heating cost:** £1,835/year - **Est. upgrade cost to C:** £31,640 ### Recommendations - Q (£4,000 - £14,000) - W (£800 - £1,200) - D (£80 - £120) - E (£140) - N (£4,000 - £6,000) - O (£3,300 - £6,500) - U (£9,000 - £14,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9778-8043-7258-1727-1904) ## 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 ## 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 | |------|------|------|------|------| | 4 Bed Semi-Detached House, Oakfield Road, SK9 | £2,400/mo | 4 | 0.58 miles | OpenRent | | 4 Bed Semi-Detached House, Oakbank, SK9 | £4,000/mo | 4 | 0.86 miles | OpenRent | **Average rent: £3,200/mo (2 listings)** ## 1% Rule - **Rent ratio:** 0.33% (weak for cashflow) - **Max investor price (0.8%):** £400,000 - **Target investor price (1%):** £320,000 *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 £3,200/mo).* - **Gross yield:** 3.9% - **Cost-to-rent:** 25.4× - **Monthly cashflow:** £-985/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -4.2% *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).* ## Price per Square Metre - **£/m²:** £5,669/m² ## 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)