Substantial mid-Victorian villa with retained architectural detail and high-specification contemporary family interventions
Home 167 · For sale
Rockside
Macclesfield Road, Alderley Edge, Cheshire
Independent reading
A gated mid-Victorian Alderley Edge villa marketed at 6,632 sq ft, with six bedrooms, substantial lower-ground leisure potential, mature 0.64-acre grounds and a triple garage.
At £3m the 6,632 sq ft headline denominator gives about £452 per sq ft; the same current brochure also repeats an older 5,800 sq ft summary, which would give about £517 per sq ft. This is a disclosed evidence range, not a valuation. Signed measurement, leasehold/title obligations, approvals, EPC, condition and conversion feasibility decide the offer.
Bedrooms6
Publisher-stated area6,632 sq ft
Grounds, approx.0.64 acres
The 30-second view
Three things worth knowing.
Whether the title and lease, signed component area, approvals and lower-ground condition support the apparent £452–£517 per sq ft range without hidden ownership or conversion liabilities.
The same current brochure states both 6,632 sq ft and approximately 5,800 sq ft. Aveno preserves that conflict and models both denominators rather than selecting whichever makes the house look cheaper.
Consider the next stepUnderstand the purchase.
Explore costs, work back from your budget, and discover three alternatives.
+
Understand the purchase.
Explore costs, work back from your budget, and discover three alternatives.
A clearer purchase / Rockside
The house price is
only the beginning.
A private illustration for an individual buying one residential property. Choose the property’s tax location before calculating. Your answers stay on this page.
Ownership and main-residence replacement rules matter. Select based on your circumstances; owning another home does not always mean the surcharge applies.
Tax rates checked 26 October 2026. Rules can change; verify for your completion date.
HMRC SDLT ↗Non-resident rules ↗Welsh LTT ↗Scottish LBTT ↗Scottish ADS ↗Another possibility
What else could
this budget buy?
At or below this home’s recorded reference of £3,000,000. Up to three other admitted £2.5m+ homes recorded for sale, ordered by nearest asking price below the ceiling. Location, condition, tax and ownership costs differ. Availability requires confirmation.
10 Torkington Road
Wilmslow
£3,000,000Bespoke contemporary new-build
- Bedrooms
- 5
- Recorded area
- 5,337 sq ft
- Recorded land
- Unknown
- Ownership intensity
- High · editorial
Source checked: 13 Aug 2026
Explore this home ↗94 Manor Way
Manor Way, Beckenham
£3,000,000Outstandingly modernised gated London family house with double-height galleried dining hall
- Bedrooms
- 5
- Recorded area
- 3,800 sq ft
- Recorded land
- Unknown
- Ownership intensity
- High · editorial
Source checked: 2 Sep 2026
Explore this home ↗Albury
Woods End, East Horsley
£3,000,000New-build contemporary luxury residence
- Bedrooms
- 5
- Recorded area
- 2,583 sq ft
- Recorded land
- 0.33 acres
- Ownership intensity
- High · editorial
Source checked: 26 Oct 2026
Explore this home ↗How we assess this homeOptional scores, the reasons behind them and the detailed decision tools.+
These are Aveno’s editorial assessments, not valuations, survey findings or guarantees. Design scores describe the selection; data-readiness scores describe how complete the recorded evidence is. Higher scores do not mean fewer purchase risks.
Why this belongs in Aveno
Remarkable is
an evidence test.
Flagship intelligence94remarkability / 100
READY and published under the any-era luxury and external-film continuity policies: current original sale, stable named identity, a disclosed measured-area range, complete buyer dossier and exact official Vimeo bridge are present; playback is access-unavailable and not claimed.
Luxury and condition23/25
Publisher presents refined rooms, bespoke joinery and manicured grounds; independent condition evidence remains buyer-side.
Design and character24/25
Tall sash windows, shutters, stained glass, cornicing and fireplaces retain a strong Victorian identity alongside modern interventions.
Privacy and setting23/25
Secure gated approach, mature 0.64-acre grounds and an elevated prime-village position.
Lifestyle24/25
Generous reception programme, flexible lower ground, six bedrooms, landscaped grounds and triple garaging.
- A substantial and highly private Victorian villa within walking distance of Alderley Edge village.
- Strong retained architectural detail paired with a bespoke contemporary kitchen and flexible family programme.
- Gated 0.64-acre grounds, lower-ground leisure potential and a triple garage.
- Current original instruction and named brochure.
- Stable exact-address and postcode bridge.
- Exact official embedded Vimeo identity.
- Area conflict explicitly retained and modelled.
- Complete decision-oriented buyer questions and tax calculations.
- Title and lease pack.
- Signed component measurement.
- Approvals, current EPC and condition.
- Actual costs and adjusted comparables.
- Playback access-unavailable and not claimed.
Aveno Decision Engine · live model
What does the evidence
change?
Current buyer actionINVESTIGATE — VERIFY TITLE, LEASE, AREA, APPROVALS AND CONDITION
The architecture, setting and programme are compelling; the area conflict and ownership/condition evidence decide the offer.
Identity confidence98%
Rockside, Macclesfield Road, Alderley Edge, Cheshire
The current original instruction, named brochure, postcode address index and current film align the Rockside name, Macclesfield Road setting, £3m price, six-bedroom programme, area claims, plot and defining features.
UPRNStill protected
01
Premium test
Is the asking premium supported?
Guide midpoint£3,000,000£4,869 / m²
versusLocal evidence benchmarkWithheld0 size-known local references
Subject vs unadjusted evidence—
ReferenceDateAreaPrice / ask£/m²
Resulting referenceWithheldNot a valuation. It exposes how much premium the evidence must justify.
The references are not a surveyor-selected valuation set. Recency, condition, land, architecture and improvements are not fully adjusted. Aveno shows the gap instead of hiding it behind false precision.
02
True ownership load
The cost after the keys.
Five-year cost above purchase price£442,750–£743,750SDLT + disclosed transaction extras + acquisition checks + modelled running and replacement allowances. Mortgage interest and major defects excluded.
Energy and heatingPlanning range only for a 5,800–6,632 sq ft period house; replace with three years of bills and a direct EPC.£8,000–£20,000modelled
Grounds and exterior fabricPlanning range only for 0.64 acre, mature landscaping and substantial period fabric; replace with contracts and survey.£9,000–£24,000modelled
Insurance, security and maintenance reservePlanning range only; replace after title/lease review, surveys and current policies.£14,000–£42,000modelled
03
Claim audit
Marketing claim → buyer consequence.
Evidence readiness87/100
Tap the evidence cards as if the seller supplied them. Aveno recalculates the decision—not the beauty.
PROCEED TO VALUATION04
Property memory
The home’s price story.
25 Jun 2021£890,000Recorded sale · Leasehold attributed
237% nominal uplift25.5% annualisedCurrent guide midpoint£3,000,000Asking evidence, not a sale
This history does not prove fair value. It tells the buyer exactly how much of the current price must be explained by market growth, improvements, specification and scarcity.
Look beyond the listingSale history · heritage · planning evidenceOpen official records
Sources, facts and unanswered questionsRead the evidence ledger, publisher notes and questions to investigate.+
Official evidence map
What is matched.
What is withheld.
Land Registry can establish sale history; EPC can reveal rated floor area and energy assumptions; Planning Data can surface constraints by UPRN or coordinate. A link alone is never counted as intelligence.
connected
Original market evidence
Current £3m exact-property instruction.
Source ↗partialArea
Current brochure conflicts between 5,800 and 6,632 sq ft; signed component measurement outstanding.
Source ↗partialOfficial film
Exact publisher-embedded Vimeo 1230201508; playback not independently checked.
Source ↗not matchedTitle, lease and costs
Registered title/UPRN, exact lease obligations, approvals and actual operating records not connected.
Source ↗Published / verified
- The current original instruction offers Rockside, Macclesfield Road, Alderley Edge, at £3m.
- The current brochure records six bedrooms, three bathrooms, 0.64 acre and a 6,632 sq ft detailed headline; its summary page also states approximately 5,800 sq ft.
- The publisher describes a bespoke Sheerin kitchen, retained Victorian detail, extensive lower-ground rooms, gated grounds and a triple garage with conversion potential subject to consent.
- The current original instruction embeds exact official Vimeo player 1230201508; no broken, removed or mismatched evidence was found.
- Standard-rate SDLT at £3m is £273,750; the additional-property illustration is £423,750. Buyer circumstances and completion-date rules require professional confirmation.
Investigate next
- Obtain the registered title, lease and plan; reconcile the Rockside address/subdivision, remaining term, ground rent, service obligations, easements, covenants and boundaries.
- Commission a signed RICS component measurement and explain the current brochure's 5,800/6,632 sq ft inconsistency, including lower-ground and garage treatment.
- Obtain planning, Building Control and listed/conservation-area records for alterations, the Edwardian rear addition, lower-ground works and any proposed garage conversion.
- Commission building, damp, roof, drainage, electrical and heating surveys; obtain a current direct EPC and inspect retained fabric, lower-ground rooms and retaining structures.
- Obtain three years of utilities, insurance, security and grounds records, plus condition-adjusted completed-sale evidence.
Still unknown
- Registered title, UPRN, exact lease terms, boundaries and access or shared-obligation details.
- Signed principal/ancillary component area and the reason for the 5,800/6,632 sq ft brochure conflict.
- Complete approvals, warranties, current EPC and condition record.
- Actual operating costs and condition-adjusted completed-sale comparables.
- Independent film playback was access-unavailable; exact current publisher identity is established and no contrary media evidence was found.
Primary publisher · visual-rights recordStuart Rushton & CoOpen original source ↗Open rights-basis evidence ↗
Stuart Rushton & Co's current instruction was rechecked on 2 November 2026: Available at £3m with six bedrooms, three bathrooms, four receptions, approximately 0.64 acre and a Video control. Current exact-property distribution confirms Rockside, 6,632 sq ft and Leasehold tenure; the current brochure also repeats a 5,800 sq ft summary, so both denominators remain visible pending signed measurement. Exact embedded Vimeo player 1230201508 was successfully identified earlier the same day and no contrary media evidence was found. Official publisher film; playback not independently checked. The current original Stuart Rushton instruction embeds exact Vimeo player 1230201508 under its Video tab. Aveno links to the publisher-controlled watch page and copies no photograph, film frame or footage. Independent playback was access-unavailable and is not claimed. Original labelled Aveno evidence graphic and original listing link. Third-party material remains the property of its publisher. The publisher does not endorse Aveno’s independent assessment.
Record integritySee something inaccurate or hold better evidence?
Request a correction →Aveno records corrections and preserves the observation date. Owners, agents, architects and rights-holders are invited to provide documentary evidence.
Aveno Time MachineFollow this home’s market history.
Open market timeline →Price, status, withdrawal, relisting and sale signals are preserved as dated observations. Missing history is never reconstructed as fact.