# 5 bedroom detached house for sale (SK12 1BB) ## Property Details | Key | Value | |-----|-------| | Address | 38 WOODSIDE LANE, STOCKPORT, POYNTON, CHESHIRE SK12 1BB | | Price | £1,150,000 | | Bedrooms | 5 | | Bathrooms | 4 | | Council tax | G | | Last sold | £310,000 Apr 2001 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** B - **Expiry date:** 08/04/2036 - **Current heating cost:** £1,986/year - **Est. upgrade cost to C:** £9,000 ### Recommendations - U (£8,000 - £10,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2991-4815-9717-3111-1114) ## Description Located in a prime position within a small cul-de-sac, which is conveniently placed being only a short walk from Poynton Village and Poynton Pool, this exceptional five-bedroom, four bathroom detached family home is an expansive and immaculately presented property, which is thoughtfully designed for modern living and entertaining. The high specification accommodation extends to over 3200 sq ft and in brief comprises :- Entrance Hall with open staircase leading to the first floor and downstairs wc with modern two piece-suite. The lounge has a large walk-in bay window allowing for plenty of natural light, the main focal points of this room are the inglenook fireplace with gas fire inset, and a bar. Glazed French doors lead into the dining room which ideal for formal dining/entertaining with views over the rear gardens. The 22ft orangery provides an additional spacious reception room, two roof lanterns, large windows and Bi-folding doors enhance the bright, airy feel and the wall mounted air conditioning/heating system ensures a comfortable temperature all year round. The fourth reception room is currently used as a sitting room, however, would also be ideal as a children’s playroom or home office. The dining kitchen is comprehensively fitted with a range of shaker style wall, base and drawer units these are complemented by quartz worktops and upstands. The integrated appliances include a dishwasher, microwave, there is recess space for a range style cooker with a chimney style extractor over and an American style fridge/freezer. The large central island unit provides further storage space and a breakfast bar seating area. A utility room offers laundry facilities, further storage space and internal access to the double garage. To the first floor the master bedroom includes a range of fitted drawers, a dressing table and bedside tables, and a large walk-in “his and hers” wardrobe. The stunning En-Suite bathroom has recently been refitted and is fully tiled and includes a double walk-in shower cubicle, wall hung wc, tub bath with floor mounted tap, wall hung wash basin with storage cupboards below and heated towel rail. The second double bedroom incorporates fitted floor to ceiling wardrobes, storage cupboards and a dressing table, the En-Suite bathroom is fitted with a modern three-piece suite. Bedroom three also has en-suite facilities. There are two further double bedrooms, bedroom four includes fitted wardrobes and storage cupboards whilst the fifth bedroom is fitted with office furniture. The fully tiled family bathroom with modern three-piece suite completes the first-floor accommodation. Externally to the front of the property is a triple width herringbone block paved driveway which offers ample off-road parking for several vehicles and access to the integral double garage. There is secure gated access to the side of the property. The landscaped South facing rear garden is fully enclosed by perimeter fencing and is predominately laid to lawn, with a delightful patio seating which runs the width of the house. The garden is well stocked with a variety of established plants, trees and shrubs and has an open aspect over Lady’s incline ## Property Photos - ![Front](/listings/photos/88168248/352218) - Front - ![Orangery](/listings/photos/88168248/352221) - Orangery - ![Master Bedroom - En-Suite Bathroom](/listings/photos/88168248/352223) - Master Bedroom - En-Suite Bathroom - ![Garden](/listings/photos/88168248/352224) - Garden - ![Entrance Hallway](/listings/photos/88168248/352225) - Entrance Hallway - ![Entrance Hallway](/listings/photos/88168248/352226) - Entrance Hallway - ![Entrance Hallway](/listings/photos/88168248/352227) - Entrance Hallway - ![Downstairs Wc](/listings/photos/88168248/352228) - Downstairs Wc - ![Lounge](/listings/photos/88168248/352229) - Lounge - ![Lounge](/listings/photos/88168248/352230) - Lounge - ![Lounge](/listings/photos/88168248/352231) - Lounge - ![Lounge](/listings/photos/88168248/352232) - Lounge - ![Bar](/listings/photos/88168248/352233) - Bar - ![Dining Room](/listings/photos/88168248/352234) - Dining Room - ![Dining Room](/listings/photos/88168248/352235) - Dining Room - ![Dining Room](/listings/photos/88168248/352236) - Dining Room - ![Dining Kitchen](/listings/photos/88168248/352237) - Dining Kitchen - ![Dining Kitchen](/listings/photos/88168248/352238) - Dining Kitchen - ![Dining Kitchen](/listings/photos/88168248/352239) - Dining Kitchen - ![Dining Kitchen](/listings/photos/88168248/352240) - Dining Kitchen - ![Utility Room](/listings/photos/88168248/352241) - Utility Room - ![Utility Room](/listings/photos/88168248/352242) - Utility Room - ![Sitting Room](/listings/photos/88168248/352243) - Sitting Room - ![Orangery](/listings/photos/88168248/352244) - Orangery - ![Orangery](/listings/photos/88168248/352245) - Orangery - ![Orangery](/listings/photos/88168248/352246) - Orangery - ![Orangery](/listings/photos/88168248/352247) - Orangery - ![Landing](/listings/photos/88168248/352248) - Landing - ![Master Bedroom](/listings/photos/88168248/352249) - Master Bedroom - ![Master Bedroom](/listings/photos/88168248/352250) - Master Bedroom - ![Master Bedroom - En-Suite Bathroom](/listings/photos/88168248/352251) - Master Bedroom - En-Suite Bathroom - ![Bedroom 2](/listings/photos/88168248/352252) - Bedroom 2 - ![Bedroom 2 - En-Suite Bathrom](/listings/photos/88168248/352253) - Bedroom 2 - En-Suite Bathrom - ![Bedroom 3](/listings/photos/88168248/352254) - Bedroom 3 - ![Bedroom 3](/listings/photos/88168248/352255) - Bedroom 3 - ![Bedroom 3 - En-Suite Shower Room](/listings/photos/88168248/352256) - Bedroom 3 - En-Suite Shower Room - ![Bedroom 4](/listings/photos/88168248/352257) - Bedroom 4 - ![Family Bathroom](/listings/photos/88168248/352258) - Family Bathroom - ![Garden](/listings/photos/88168248/352259) - Garden - ![Garden](/listings/photos/88168248/352260) - Garden - ![Driveway](/listings/photos/88168248/352261) - Driveway ## Floorplans - ![All](/listings/photos/88168248/352262) - All ## FENSA Certificates This property has 1 FENSA certificate(s) on record. ### FENSA Certificate #15497522 - **Address:** 38 Woodside Lane, Poynton, SK12 1BB - **Certificate Issued:** 20/11/2022 - **Work Completed:** 14/09/2022 - **Items:** 1 window(s), 1 door(s) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 38 WOODSIDE LANE, POYNTON, STOCKPORT, MACCLESFIELD, CHESHIRE, SK12 1BB | £310,000 | 23/04/2001 | 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 | |---------|-------|------|------| | 2 PARK AVENUE, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1QY | £581,000 | 20/03/2026 | Detached | | 13 HOLKER CLOSE, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1XW | £435,000 | 19/12/2025 | Detached | | 1 OAKFIELD ROAD, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1AR | £505,000 | 05/12/2025 | Detached | | 49 OAKFIELD ROAD, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1AS | £475,000 | 28/11/2025 | Detached | | [Same street] 5 WOODSIDE LANE, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1BB | £385,000 | 26/11/2025 | Terraced | | 37 BEECH CRESCENT, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1AW | £495,000 | 18/09/2025 | Detached | | 14 CHARLECOTE ROAD, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1DL | £625,000 | 27/03/2025 | Detached | | 24 BEECH CRESCENT, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1AW | £386,500 | 10/11/2023 | Detached | | 8 KNOLE AVENUE, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1XN | £610,000 | 20/10/2023 | Detached | | 47 OAKFIELD ROAD, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1AS | £370,000 | 06/10/2023 | Detached | | EDGE HOUSE, 7 KING POOL PLACE, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1FW | £1,625,000 | 23/03/2023 | Detached | | 18 PARK AVENUE, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1QY | £668,000 | 13/02/2023 | Detached | | 93 LONDON ROAD NORTH, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1AG | £555,000 | 14/12/2022 | Detached | | 14 WARREN LEA, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1BP | £970,000 | 09/12/2022 | Detached | | 16 CHARLECOTE ROAD, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1DL | £500,000 | 22/09/2022 | Detached | | 6 CHARLECOTE ROAD, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1DL | £480,000 | 10/08/2022 | Detached | | 3 WATERS REACH, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1XT | £1,150,000 | 05/08/2022 | Detached | | 43 LONDON ROAD NORTH, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1AF | £1,087,500 | 25/05/2022 | Detached | | 15 BEECH CRESCENT, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1AW | £465,000 | 29/04/2022 | Detached | | 2 CAPENHURST CLOSE, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1FB | £570,000 | 12/04/2022 | Detached | | 14 HOLKER CLOSE, POYNTON, STOCKPORT, CHESHIRE EAST, SK12 1XW | £387,500 | 31/03/2022 | Detached | **Street average:** £385,000 (1 sale) **Area average:** £647,025 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £623,692 (39 Detached, SK12, 2024–2026) - **Deviation:** +84.4% ## 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 Southern Greater Manchester (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £1,396/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.* ## Price per Square Metre - **£/m²:** £4,528/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 17.3% - **10y growth:** 62.8% ## 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)