# 4 bedroom detached house for sale (SK10 2TZ) ## Property Details | Key | Value | |-----|-------| | Address | 31 BARNSIDE WAY, MACCLESFIELD, TYTHERINGTON, CHESHIRE EAST SK10 2TZ | | Price | £450,000 | | Bedrooms | 4 | | Bathrooms | 2 | | Council tax | E | | Construction age | England and Wales: 1983-1990 | | Floor area | 121 m² | | Last sold | £392,500 Jun 2021 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** B - **Current heating cost:** £953/year - **Est. upgrade cost to C:** £10,500 ### Recommendations - W1 (£800 - £1,200) - N (£4,000 - £6,000) - U (£3,500 - £5,500) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9390-2392-9400-2124-0321) ## Description A well-presented four-bedroom detached family home, ideally situated in a highly sought-after residential area. The property enjoys a prime location within close proximity to Marlborough Primary School and Tytherington High School & Sixth Form, as well as a range of local amenities including The Tytherington Club and Riverside Park, offering scenic walks along the River Bollin. Additionally, with the entrance to Tytherington Park located just at the end of the road, this home is perfectly suited to growing families. The accommodation is generous and thoughtfully arranged. The ground floor comprises; an entrance hall leading to a convenient cloakroom/W.C, a spacious lounge, and a versatile dining room or playroom. The heart of the home is the well-appointed dining kitchen, complemented by an adjoining utility room and a bright conservatory overlooking the garden. To the first floor, there is a principal bedroom with en-suite shower room, alongside three further well-proportioned bedrooms and a family bathroom. Externally, the property is set back behind a neatly maintained front garden, with a tarmac driveway providing off-road parking and access to an integral garage, offering additional parking or storage space. To the rear, the enclosed garden benefits from a westerly aspect, and is mainly laid to lawn with a stone-flagged patio area, ideal for outdoor entertaining and family enjoyment. **Ground Floor** - **Covered Porch** - Courtesy light. **Entrance Hallway** - Composite front door with glazing inset. Fitted cloaks cupboard. Spindle ballustrade to the staircase. Understairs storage cupboard. Ceiling cornice. Single-panelled radiator. **Cloakroom/W.C** - Low-suite W.C. Hand wash basin with mixer tap and tiled splashback. Mirror-fronted medicine cabinet. Extractor fan. **Lounge** - 5.18m x 3.56m (17'00 x 11'8) - Fireplace with marble surround. Wall light point. Ceiling cornice. uPVC double-glazed leaded window. Double-panelled radiators. Double door leading to the Dining room/Playroom. **Dining Room/Playroom** - 3.96m x 2.74m (13'00 x 9'00) - Celining cornice. uPVC double-glazed sliding door leading to the rear garden. Single-panelled radiator. **Dining Kitchen & Utility** - 5.23m x 3.99m l-shaped (17'2 x 13'1 l-shaped) - Single drainer stainless steel sink with mixer tap and base cupboard below. An additional range of base and eye-level units with contrasting work surfaces. Integrated electric oven. Fitted four-ring gas hob with an extractor hood over. Integrated dishwasher. Space for an American-style fridge freezer. Partially tiled walls. Plumbing for a washing machine. Space for tumble dryer. uPVC double-glazed window. Double-panelled radiator. Double doors leading to the conservatory. **Conservatory** - 3.73m x 3.07m max (12'3 x 10'1 max) - Tiled flooring. uPVC double-glazed windows. Upvc double doors leading to the rear garden. **First Floor** - **Landing** - Handrail and spindle ballustrade to the staircase. Loft access. Airing cupboard. uPVC double-glazed window. Single-panelled radiator. **Bedroom One** - 4.19m x 3.07m (13'9 x 10'1) - uPVC double-glazed leaded window. Single-panelled radiator. Access to the En-suite. **En-Suite Shower Room** - The white suite comprises: a fully tiled cubicle with a thermostatic shower over. Low suite W.C, Pedestal hand wash basin with mixer tap. Electric shaver point. Recess spotlighting. uPVC double-glazed window. Chrome heated towel rail. **Bedroom Two** - 3.53m x 2.79m (11'7 x 9'2) - uPVC double-glazed window. Single-panelled radiator. **Bedroom Three** - 2.67m x 2.59m max (8'9 x 8'6 max) - Celing cornice. uPVC double-glazed window. Single-panelled radiator. **Bedroom Four** - 2.62m x 2.39m max (8'7 x 7'10 max) - Celing cornice. Fitted storage cupboard. uPVC double-glazed leaded window. Single-panelled radiator. **Bathroom** - The white suite comprises; a P-shaped panelled bath with a mixer tap and a thermostatic shower over. Hand wash basin with mixer tap and base cupboard below. Low-suite W.C. Electric shaver point. Recess spotlighting. Fully tiled walls. Tiled flooring. uPVC double-glazed window. Chrome heated towel rail. **Outside** - **Garage** - 5.23m x 2.49m (17'2 x 8'2) - Up and over door. Combination boiler. Power and light. **Gardens** - The property is set back behind a tarmacadam drive that allows off-road parking for two vehicles and leads to the garage. Additionally, there is a well-maintained front lawn. To the rear, the garden is fully enclosed within fence panelled borders and set over two tiers, incorporating a full-width, stone-flagged patio and a primarily laid lawned area. **Tenure** - Freehold ## Property Photos - ![001__dsc3674.jpg](/listings/photos/87799308/267679) - 001__dsc3674.jpg - ![008__dsc3555.jpg](/listings/photos/87799308/267684) - 008__dsc3555.jpg - ![026__dsc3514.jpg](/listings/photos/87799308/267689) - 026__dsc3514.jpg - ![040__dsc3639.jpg](/listings/photos/87799308/267695) - 040__dsc3639.jpg - ![001__dsc3674 copy.jpg](/listings/photos/87799308/267698) - 001__dsc3674 copy.jpg - ![020__dsc3544.jpg](/listings/photos/87799308/267703) - 020__dsc3544.jpg - ![035__dsc3584.jpg](/listings/photos/87799308/267709) - 035__dsc3584.jpg - ![010__dsc3564.jpg](/listings/photos/87799308/267712) - 010__dsc3564.jpg - ![009__dsc3559.jpg](/listings/photos/87799308/267721) - 009__dsc3559.jpg - ![012__dsc3594.jpg](/listings/photos/87799308/267722) - 012__dsc3594.jpg - ![011__dsc3589.jpg](/listings/photos/87799308/267730) - 011__dsc3589.jpg - ![015__dsc3624.jpg](/listings/photos/87799308/267734) - 015__dsc3624.jpg - ![016__dsc3614.jpg](/listings/photos/87799308/267739) - 016__dsc3614.jpg - ![037__dsc3619.jpg](/listings/photos/87799308/267745) - 037__dsc3619.jpg - ![036__dsc3609.jpg](/listings/photos/87799308/267752) - 036__dsc3609.jpg - ![029__dsc3569.jpg](/listings/photos/87799308/267755) - 029__dsc3569.jpg - ![030__dsc3574.jpg](/listings/photos/87799308/267762) - 030__dsc3574.jpg - ![038__dsc3634.jpg](/listings/photos/87799308/267767) - 038__dsc3634.jpg - ![039__dsc3629.jpg](/listings/photos/87799308/267772) - 039__dsc3629.jpg - ![006__dsc3539.jpg](/listings/photos/87799308/267777) - 006__dsc3539.jpg - ![027__dsc3519.jpg](/listings/photos/87799308/267782) - 027__dsc3519.jpg - ![028__dsc3524.jpg](/listings/photos/87799308/267790) - 028__dsc3524.jpg - ![032__dsc3529.jpg](/listings/photos/87799308/267794) - 032__dsc3529.jpg - ![033__dsc3534.jpg](/listings/photos/87799308/267799) - 033__dsc3534.jpg - ![023__dsc3479.jpg](/listings/photos/87799308/267801) - 023__dsc3479.jpg - ![025__dsc3489.jpg](/listings/photos/87799308/267807) - 025__dsc3489.jpg - ![017__dsc3499.jpg](/listings/photos/87799308/268738) - 017__dsc3499.jpg - ![019__dsc3509.jpg](/listings/photos/87799308/268741) - 019__dsc3509.jpg - ![021__dsc3469.jpg](/listings/photos/87799308/268744) - 021__dsc3469.jpg - ![022__dsc3474.jpg](/listings/photos/87799308/268747) - 022__dsc3474.jpg - ![031__dsc3494.jpg](/listings/photos/87799308/268750) - 031__dsc3494.jpg - ![041__dsc3644.jpg](/listings/photos/87799308/268753) - 041__dsc3644.jpg - ![042__dsc3649.jpg](/listings/photos/87799308/268757) - 042__dsc3649.jpg - ![043__dsc3654.jpg](/listings/photos/87799308/268761) - 043__dsc3654.jpg - ![044__dsc3659.jpg](/listings/photos/87799308/268766) - 044__dsc3659.jpg - ![002__dsc3664.jpg](/listings/photos/87799308/268770) - 002__dsc3664.jpg - ![003__dsc3669.jpg](/listings/photos/87799308/268774) - 003__dsc3669.jpg - ![004__dsc3679 copy.jpg](/listings/photos/87799308/268777) - 004__dsc3679 copy.jpg - ![005__dsc3684.jpg](/listings/photos/87799308/268781) - 005__dsc3684.jpg - ![004__dsc3679.jpg](/listings/photos/87799308/268784) - 004__dsc3679.jpg ## Floorplans - ![31 Barnside Way - all floors.JPG](/listings/photos/87799308/268787) - 31 Barnside Way - all floors.JPG ## EPC Graphs - ![EE Rating](/listings/photos/87799308/268790) - EE Rating ## FENSA Certificates This property has 1 FENSA certificate(s) on record. ### FENSA Certificate #6430247 - **Address:** 31 Barnside Way, MACCLESFIELD, SK10 2TZ - **Certificate Issued:** 30/03/2009 - **Work Completed:** 11/03/2009 - **Items:** 1 door(s) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 31 BARNSIDE WAY, TYTHERINGTON, MACCLESFIELD, CHESHIRE EAST, SK10 2TZ | £392,500 | 29/06/2021 | 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 HARVEST ROAD, TYTHERINGTON, MACCLESFIELD, CHESHIRE EAST, SK10 2LH | £475,000 | 30/01/2026 | Detached | | 43 AUGUSTA DRIVE, MACCLESFIELD, CHESHIRE EAST, SK10 2UR | £660,000 | 16/01/2026 | Detached | | [Same street] 33 BARNSIDE WAY, TYTHERINGTON, MACCLESFIELD, CHESHIRE EAST, SK10 2TZ | £370,000 | 12/12/2025 | Detached | | 12 FRESHFIELD DRIVE, TYTHERINGTON, MACCLESFIELD, CHESHIRE EAST, SK10 2TU | £465,000 | 12/12/2025 | Detached | | 22 KENTWELL DRIVE, TYTHERINGTON, MACCLESFIELD, CHESHIRE EAST, SK10 2TR | £322,000 | 05/12/2025 | Detached | | 24 CLARE DRIVE, TYTHERINGTON, MACCLESFIELD, CHESHIRE EAST, SK10 2TX | £327,000 | 05/12/2025 | Detached | | 6 DINGLE CLOSE, TYTHERINGTON, MACCLESFIELD, CHESHIRE EAST, SK10 2UT | £560,000 | 28/11/2025 | Detached | | 29 HARVEST ROAD, TYTHERINGTON, MACCLESFIELD, CHESHIRE EAST, SK10 2LH | £420,000 | 31/10/2025 | Detached | | 17 WEYBRIDGE DRIVE, TYTHERINGTON, MACCLESFIELD, CHESHIRE EAST, SK10 2UP | £775,000 | 07/10/2025 | Detached | | 32 FRESHFIELD DRIVE, TYTHERINGTON, MACCLESFIELD, CHESHIRE EAST, SK10 2TU | £485,000 | 13/06/2025 | Detached | | 8 HARVEST ROAD, TYTHERINGTON, MACCLESFIELD, CHESHIRE EAST, SK10 2LH | £305,000 | 11/06/2024 | Detached | | 4 DINGLE CLOSE, TYTHERINGTON, MACCLESFIELD, CHESHIRE EAST, SK10 2UT | £447,500 | 10/11/2023 | Detached | | 43 BEVERLEY WAY, TYTHERINGTON, MACCLESFIELD, CHESHIRE EAST, SK10 2WP | £385,000 | 25/10/2023 | Detached | | 17 FARMFIELD DRIVE, MACCLESFIELD, CHESHIRE EAST, SK10 2TJ | £470,000 | 07/07/2023 | Detached | | [Same street] 18 BARNSIDE WAY, TYTHERINGTON, MACCLESFIELD, CHESHIRE EAST, SK10 2TZ | £500,000 | 10/05/2023 | Detached | | 3 FARMFIELD DRIVE, MACCLESFIELD, CHESHIRE EAST, SK10 2TJ | £552,000 | 25/04/2023 | Detached | | 11 NEWMARKET CLOSE, TYTHERINGTON, MACCLESFIELD, CHESHIRE EAST, SK10 2WL | £565,000 | 21/04/2023 | Detached | | 1 CLARE DRIVE, TYTHERINGTON, MACCLESFIELD, CHESHIRE EAST, SK10 2TX | £375,000 | 12/04/2023 | Detached | | 1 OAKHILL CLOSE, TYTHERINGTON, MACCLESFIELD, CHESHIRE EAST, SK10 2US | £490,000 | 31/03/2023 | Detached | | 9 CHEPSTOW CLOSE, MACCLESFIELD, CHESHIRE EAST, SK10 2WE | £765,000 | 31/03/2023 | Detached | | 39 FEARNDOWN WAY, TYTHERINGTON, MACCLESFIELD, CHESHIRE EAST, SK10 2UF | £602,500 | 30/11/2022 | Detached | | 2 CORNFIELD CLOSE, TYTHERINGTON, MACCLESFIELD, CHESHIRE EAST, SK10 2TY | £347,500 | 14/10/2022 | Detached | | [Same street] 39 BARNSIDE WAY, TYTHERINGTON, MACCLESFIELD, CHESHIRE EAST, SK10 2TZ | £490,000 | 11/07/2022 | Detached | | [Same street] 27 BARNSIDE WAY, TYTHERINGTON, MACCLESFIELD, CHESHIRE EAST, SK10 2TZ | £385,000 | 16/02/2022 | Detached | **Street average:** £436,250 (4 sales) **Area average:** £489,675 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £871,333 (84 Detached, SK10, 2024–2026) - **Deviation:** -48.4% ## 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 East Cheshire (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £1,745/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 Terraced House, Headmaster Way, SK10 | £2,950/mo | 4 | 0.85 miles | OpenRent | **Average rent: £2,950/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.66% (weak for cashflow) - **Max investor price (0.8%):** £368,750 - **Target investor price (1%):** £295,000 *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 £2,950/mo).* - **Gross yield:** 7.9% - **Cost-to-rent:** 12.7× - **Monthly cashflow:** £858/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 7.9% *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).* ## Price per Square Metre - **£/m²:** £3,719/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 21.4% - **10y growth:** 125.1% ## House Price Index (HM Land Registry) *Official index for Cheshire East; Detached series; as of February 2026.* - **1y growth (index):** 0.7% - **5y growth (index):** 21.5% - **10y growth (index):** 51.1% ## 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)