Detached 2 sales on record

HIGHFIELD MERESIDE ROAD

MERE, KNUTSFORD, CHESHIRE EAST, WA16 6QZ

£1,495,000

Location

Map view View on Google Maps View on OpenStreetMap Street View WA16 6QZ

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	Bucklow Hill, Mereside Road / Swan Hotel	0.1 miles
Shop	Bucklow Garage Ltd	0.2 miles
Train station	Ashley	2.7 miles
Hospital	Altrincham Hospital	3.6 miles
University	University of Chester - Warrington Campus	7.8 miles

Property details

Tenure

Freehold

Property type

Detached

Last sold

£1,495,000 May 2026

Local average

£895,088 (58 sales)

Street crime

16 incidents within 1 mile (Jul 2026)

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	18/05/2026	£1,495,000	Detached	+51.8%	£1,510,199 to June 2026	View transaction
Sold	14/11/2019	£985,000	Detached	—	£1,325,868 to June 2026	View transaction

Historic listings

Checking public listings for past sale and let events matched to this address. Refresh in a few minutes.

Sold comparables

Same street and nearby sales within 0.25 miles (last 5 years). Land Registry Price Paid Data.

Address	Price	Date	Type
ONE WILLOW THE CIRCLE, MERE, KNUTSFORD, CHESHIRE EAST, WA16 6QY	£1,350,000	13/12/2024	Detached
SWAN RIDGE MERESIDE ROAD, MERE, KNUTSFORD, CHESHIRE EAST, WA16 6QZ	£755,000	14/04/2023	Detached
WINSTON COURT MERESIDE ROAD, MERE, KNUTSFORD, CHESHIRE EAST, WA16 6QZ	£1,450,000	19/12/2022	Detached

Area average: £1,185,000 (3 sales)

For sale comparables

Active for-sale listings within 1 mile, matched to the same property type. Bedroom counts vary — use the Beds column to compare like-for-like.

Address	Price	Beds	Type	Distance
Mereside Road, Mere	£1,500,000	5	Detached	0.12 mi
Mereside Road, Mere, WA16	£1,195,000	5	Detached	0.13 mi
Chester Road, Mere, Knutsford, Cheshire, WA16	£1,750,000	5	Detached	0.42 mi
Chester Road, Mere	£1,895,000	4	Detached	0.61 mi
Hulse Heath Lane, Mere, WA16	£1,950,000	5	Detached	0.71 mi
Mere, WA16	£2,500,000	—	Detached	0.83 mi
Warrington Road, Mere, WA16	£2,300,000	—	Detached	0.96 mi

Capital growth trend

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

5y growth 11.6%

10y growth 67%

House Price Index (HM Land Registry — official index, not sold-price averages): Cheshire East. Series: Detached. As of June 2026.

1y (index) 4.2%

5y (index) 22%

10y (index) 49.3%

Rental Range

Estimated market rent for Cheshire East. Low = conservative, Realistic = average, Optimistic = best case.

Low £886/mo

Realistic £984/mo

Optimistic £1,082/mo

Based on Local Authority from postcode lookup → Cheshire East.

LHA (30th percentile) floor for East Lancs: Apr 2025 – Mar 2026

Rental Comparables

Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
2 Bed Terraced House, Rostherne Lane, WA16	£1,975/mo	2	0.81 miles	OpenRent

Average rent: £1,975/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.13%

Max investor price (0.8%) £246,875

Target investor price (1%) £197,500

Gross yield 1.6%

Cost-to-rent ratio 63.1×

Monthly cashflow £-4,135/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -11.4%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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).

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Registered land (INSPIRE)

INSPIRE registered land data is not available for this location yet.

Street-level crime

Category	Count
Violence and sexual offences	6
Drugs	3
Anti-social behaviour	2
Criminal damage and arson	2
Other theft	2
Other crime	1
Total incidents	16

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

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
High Legh Primary School	Primary	2.0 miles	Good — 5 May 2017
Little Bollington CofE Primary School	Primary	2.2 miles	Requires improvement — 10 Sep 2024
Bollin Primary School	Primary	2.6 miles	Good — 10 Nov 2022
Bowdon CofE Primary School	Primary	2.8 miles	Outstanding — 12 May 2020
Egerton Primary School	Primary	3.0 miles	Good — 13 Feb 2023

FENSA

Checking FENSA certificates for this address. Refresh in a few minutes.

# HIGHFIELD MERESIDE ROAD, MERE, KNUTSFORD, CHESHIRE EAST, WA16 6QZ

## Property details

- Slug: `9ce887e` (address key hash: `9ce887e94b5bee076a6fe346298070627c327a67`)
- Postcode: WA16 6QZ
- Transactions on record: 2

- Tenure: Freehold
- Property type: Detached
- Last sold: £1,495,000 May 2026
- Local average: £895,088 (58 sales)
- Street crime: 16 incidents within 1 mile (Jul 2026)

## Latest sale

- Price: £1,495,000
- Date: 2026-05-18
- Type: D
- Tenure: F

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-05-18 | £1,495,000 | Detached | +51.8% | £1,510,199 (to June 2026) | [View](http://87.117.209.195:8080/house-prices/5340b1c5-2d4f-8052-e063-4804a8c06ee4) |
| Sold | 2019-11-14 | £985,000 | Detached | — | £1,325,868 (to June 2026) | [View](http://87.117.209.195:8080/house-prices/98c75471-8c3d-72e9-e053-6b04a8c042f0) |

*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 |
|---------|-------|------|------|
| HIGHFIELD MERESIDE ROAD, MERE, KNUTSFORD, CHESHIRE EAST, WA16 6QZ | £1,495,000 | 18/05/2026 | Detached |
| HIGHFIELD MERESIDE ROAD, MERE, KNUTSFORD, CHESHIRE EAST, WA16 6QZ | £985,000 | 14/11/2019 | 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 |
|---------|-------|------|------|
| ONE WILLOW THE CIRCLE, MERE, KNUTSFORD, CHESHIRE EAST, WA16 6QY | £1,350,000 | 13/12/2024 | Detached |
| SWAN RIDGE MERESIDE ROAD, MERE, KNUTSFORD, CHESHIRE EAST, WA16 6QZ | £755,000 | 14/04/2023 | Detached |
| WINSTON COURT MERESIDE ROAD, MERE, KNUTSFORD, CHESHIRE EAST, WA16 6QZ | £1,450,000 | 19/12/2022 | Detached |

**Area average:** £1,185,000 (3 sales)

## For sale comparables

*Active for-sale listings within 1 mile, matched to the same property type. Bedroom counts vary — use the Beds column to compare like-for-like.*

| Address | Price | Beds | Type | Distance |
|---------|-------|------|------|----------|
| [Mereside Road, Mere](http://87.117.209.195:8080/listings/e54954f) | £1,500,000 | 5 | Detached | 0.12 mi |
| [Mereside Road, Mere, WA16](http://87.117.209.195:8080/listings/6cbd75a) | £1,195,000 | 5 | Detached | 0.13 mi |
| [Chester Road, Mere, Knutsford, Cheshire, WA16](http://87.117.209.195:8080/listings/fc045f4) | £1,750,000 | 5 | Detached | 0.42 mi |
| [Chester Road, Mere](http://87.117.209.195:8080/listings/74b7bd6) | £1,895,000 | 4 | Detached | 0.61 mi |
| [Hulse Heath Lane, Mere, WA16](http://87.117.209.195:8080/listings/01bd76e) | £1,950,000 | 5 | Detached | 0.71 mi |
| [Mere, WA16](http://87.117.209.195:8080/listings/0e77884) | £2,500,000 | — | Detached | 0.83 mi |
| [Warrington Road, Mere, WA16](http://87.117.209.195:8080/listings/e15abc3) | £2,300,000 | — | Detached | 0.96 mi |

## Capital growth trend

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

- **5y growth:** 11.6%
- **10y growth:** 67%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 4.2%
- **5y growth (index):** 22%
- **10y growth (index):** 49.3%

## Rental Range

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

- **Low:** £886/mo
- **Realistic:** £984/mo
- **Optimistic:** £1,082/mo

## LHA (Local Housing Allowance)

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

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed Terraced House, Rostherne Lane, WA16 | £1,975/mo | 2 | 0.81 miles | OpenRent |

**Average rent: £1,975/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.13% (weak for cashflow)
- **Max investor price (0.8%):** £246,875
- **Target investor price (1%):** £197,500

*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 OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £1,975/mo).*

- **Gross yield:** 1.6%
- **Cost-to-rent:** 63.1×
- **Monthly cashflow:** £-4,135/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -11.4%

*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).*

## 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)

## Street-level crime

| Category | Count |
|----------|-------|
| Violence and sexual offences | 6 |
| Drugs | 3 |
| Anti-social behaviour | 2 |
| Criminal damage and arson | 2 |
| Other theft | 2 |
| Other crime | 1 |
| **Total incidents** | **16** |

*Within 1 mile during Jul 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 |
|------|------|----------|--------|
| High Legh Primary School | Primary | 2.0 miles | Good — 5 May 2017 |
| Little Bollington CofE Primary School | Primary | 2.2 miles | Requires improvement — 10 Sep 2024 |
| Bollin Primary School | Primary | 2.6 miles | Good — 10 Nov 2022 |
| Bowdon CofE Primary School | Primary | 2.8 miles | Outstanding — 12 May 2020 |
| Egerton Primary School | Primary | 3.0 miles | Good — 13 Feb 2023 |