# MAPLE HOUSE CLAMHUNGER LANE, MERE, KNUTSFORD, CHESHIRE EAST, WA16 6QG

## Property details

- Slug: `054eb58` (address key hash: `054eb58104baf7d2b7614e576f2e189b5428162a`)
- Postcode: WA16 6QG
- Transactions on record: 2

- Tenure: Freehold
- Property type: Detached
- Bedrooms: 5
- Bathrooms: 5
- Floor area: 474 m²
- EPC rating: C
- Year built: England and Wales: 2003-2006
- Last sold: £2,800,000 Jan 2026
- Price per m²: £5,907/m²
- Local average: £844,904 (51 sales)

## Latest sale

- Price: £2,800,000
- Date: 2026-01-23
- Type: D
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 01/12/2030
- **Current heating cost:** £1,871/year
- **Est. upgrade cost to C:** £4,500

### Recommendations
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/7190-5820-0822-5005-3203)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-23 | £2,800,000 | Detached | +45.1% | £2,766,265 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4c1b673e-ec56-d8ea-e063-4704a8c0bf7d) |
| Sold | 2021-05-28 | £1,930,000 | Detached | — | £2,332,630 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/cd5a9dcb-9969-310a-e053-6c04a8c00a1f) |

*Today’s value (HPI): adjusted using published house price index trends for the area and property type; not a valuation of the property today.*

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| MAPLE HOUSE CLAMHUNGER LANE, MERE, KNUTSFORD, CHESHIRE EAST, WA16 6QG | £2,800,000 | 23/01/2026 | Detached |
| MAPLE HOUSE CLAMHUNGER LANE, MERE, KNUTSFORD, CHESHIRE EAST, WA16 6QG | £1,930,000 | 28/05/2021 | Detached |

## Historic listings

Listing activity only where we matched the listing to a Land Registry sale already on record for this address.

- Matched listing: [161327960](http://87.117.209.195:8080/listings/2b73aaf)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £2,800,000 |
| listed | 2025-04-30 | £2,850,000 |
| sold | 2021-01-01 | £1,930,000 |
| sold | 2008-01-01 | £1,995,000 |
| sold | 2003-01-01 | £675,000 |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 7 STEADINGS RISE, MERE, KNUTSFORD, CHESHIRE EAST, WA16 0WB | £1,300,000 | 01/07/2024 | Detached |
| TOLL BAR MERESIDE ROAD, MERE, KNUTSFORD, CHESHIRE EAST, WA16 6QF | £1,330,000 | 08/03/2024 | Detached |
| 5 STEADINGS RISE, MERE, KNUTSFORD, CHESHIRE EAST, WA16 0WB | £1,100,000 | 31/03/2023 | Detached |
| MOSS VIEW FARM WARRINGTON ROAD, MERE, KNUTSFORD, CHESHIRE EAST, WA16 0TB | £1,350,000 | 15/11/2022 | Detached |
| ROSE COTTAGE MERESIDE ROAD, MERE, KNUTSFORD, CHESHIRE EAST, WA16 6QF | £1,010,000 | 30/09/2022 | Detached |
| RAVENSTONE CLAMHUNGER LANE, MERE, KNUTSFORD, CHESHIRE EAST, WA16 6QG | £1,620,000 | 25/03/2022 | Detached |
| MEREVIEW MERESIDE ROAD, MERE, KNUTSFORD, CHESHIRE EAST, WA16 6QW | £5,100,000 | 30/09/2021 | Detached |
| MELILIA MERESIDE ROAD, MERE, KNUTSFORD, CHESHIRE EAST, WA16 6QW | £3,100,000 | 31/08/2021 | Detached |

**Area average:** £1,988,750 (8 sales)

## For sale comparables

*Active for-sale listings within 1 mile, matched to the same property type and bedroom count.*

| Address | Price | Beds | Type | Distance |
|---------|-------|------|------|----------|
| [Mereside Road, Mere, Knutsford](http://87.117.209.195:8080/listings/6451206) | £1,350,000 | 5 | Detached | 0.07 mi |
| [Mereside Road, Mere, WA16](http://87.117.209.195:8080/listings/f03bc32) | £3,500,000 | 5 | Detached | 0.08 mi |
| [Green Lane, Knutsford, WA16](http://87.117.209.195:8080/listings/11cee34) | £1,600,000 | 5 | Detached | 0.79 mi |
| [Green Lane, Knutsford, Cheshire, WA16](http://87.117.209.195:8080/listings/2830705) | £1,600,000 | 5 | Detached | 0.79 mi |

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** -12%
- **10y growth:** 31.2%

## House Price Index (HM Land Registry)

*Official index for Cheshire East; Detached series; as of April 2026.*

- **1y growth (index):** 0.9%
- **5y growth (index):** 20.9%
- **10y growth (index):** 48.3%

## Rental Range

*ONS Price Index of Private Rents (Cheshire East). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £884/mo
- **Realistic:** £982/mo
- **Optimistic:** £1,080/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for East Lancs (Apr 2025 – Mar 2026).*

## 1% Rule

- **Rent ratio:** 0.04% (weak for cashflow)
- **Max investor price (0.8%):** £122,750
- **Target investor price (1%):** £98,200

*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.*

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Not in Flood Risk Area (no data)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

## Street-level crime

- **Total incidents:** 0

*Within 1 mile during May 2026. Source: data.police.uk (England & Wales).*

## Schools nearby

*Nearest open schools with Ofsted ratings (England). Closed schools are not shown.*

| Name | Type | Distance | Ofsted |
|------|------|----------|--------|
| Egerton Primary School | Primary | 1.9 miles | Good — 13 Feb 2023 |
| Knutsford Academy | Secondary | 2.0 miles | Good — 25 Nov 2011 |
| Cheshire Studio School | Secondary | 2.0 miles | Good — 3 May 2017 |
| Manor Park Primary School and Nursery | Primary | 2.3 miles | Good — 13 Sep 2023 |
| St Vincent De Paul Catholic Primary School | Primary | 2.4 miles | Good — 6 Jun 2013 |