3, WATERS REACH, POYNTON, STOCKPORT, SK12 1XT - £1,150,000

Based on the January 2025 Price Paid Data (released on 3rd March 2025), the December 2024 House Price Index (released on 19th February 2025), and the January 2025 Energy Performance of Buildings Data (released on 27th February 2025). Sources

3 WATERS REACH is a very large extended detached house of 263m², built sometime between 1967 and 1975. It was last sold for £1,150,000 in August 2022, which was around 160% above the average August 2022 detached price in the Cheshire East local authority area. The most recent EPC inspection was March 2022, where the current energy rating was D, and the potential energy rating was C.

3 WATERS REACH Sold Prices

Land registry data shows three sales for 3 WATERS REACH since 1^st January 1995. The below table shows the price paid for the three sales, along with the average detached price in the Cheshire East local authority area for the corresponding sale date. All of the three 3 WATERS REACH sales were for above the average price. The average price is sourced from the Office for National Statistics' House Price Index (HPI).

Date	Price	HPI Price	Variation from HPI
2022 5 AUG	£1,150,000	£441,865	160% above HPI
2009 20 FEB	£635,000	£259,521	145% above HPI
2007 17 JUL	£625,000	£293,572	113% above HPI

3 WATERS REACH Price Paid vs. HPI Average

The below graph shows the average detached house price in the Cheshire East local authority area over time, sourced from the HPI. The three 3 WATERS REACH sales between July 2007 and August 2022 have been plotted on the graph. A line has been extrapolated to show what the value of the property might have been over time, following each sale, had it maintained the same margin above or below the HPI (as a percentage). For example, the February 2009 sale was for 145% above the HPI. So the extrapolation line tracks at 145% above the HPI over time, until the August 2022 sale, where it rises to 160% above the HPI. The line then continues to track at 160% above the HPI.

What might 3 WATERS REACH be worth now?

3 WATERS REACH might now be worth an estimated £1,250,021.

This is based on house price inflation of 8.7%, between August 2022 and December 2024, for detached houses, in the Cheshire East local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 8.7% inflationary increase is applied to the most recent sale price for 3 WATERS REACH of £1,150,000 on 5th August 2022. For the value to have increased from £1,150,000 to £1,250,021 over the one year and eight months to December 2024, the following assumptions must hold true:

• The value of 3 WATERS REACH has moved in line with the HPI for detached houses in the Cheshire East local authority area.
• The August 2022 sale price of £1,150,000 represented a fair market value for the property.
• The size, condition, and specification of 3 WATERS REACH has not materially changed since August 2022.

How Large is 3 WATERS REACH?

3 WATERS REACH is 263m², which includes four extensions, according to the EPC inspection conducted in March 2022. This puts it in the largest 10% of detached houses houses in Poynton, based on EPC data. The below chart shows the distribution of detached houses houses by size in Poynton, and where 3 WATERS REACH lies on this distribution: 96% of detached houses houses are smaller than 3 WATERS REACH, and 4% of houses are larger. Note that EPC data is not available for all properties in Poynton.

3 WATERS REACH: Plot and Title Map

3 WATERS REACH sits on a plot of roughly 0.224 of an acre, or 905m². The below map shows the location of 3 WATERS REACH, an approximate outline of the building(s), and the indicative extent of the property. The plot extent is a Land Registry INSPIRE Index Polygon, and it is important to note that a title may include more than one polygon, whereas only one polygon is shown on the map (the polygon which intersects with the position of 3 WATERS REACH). The full extent of the land contained in any registered title can only be identified from the individual title plan. The maps on this page should not be relied upon to establish the extent of a title.

Where is 3 WATERS REACH?

3 WATERS REACH is located in POYNTON, in the SK12 postcode district. The below map shows the position of No. 3 on WATERS REACH.