Sold Detached

20 BLACKHILL LANE

KNUTSFORD, CHESHIRE EAST WA16 9DD

4 beds 3 baths 2,605 sq ft Listed 10 Mar 2026 (-101d)

£1,195,000

Save

# 4 bedroom detached house for sale (WA16 9DD)

## Property Details

| Key | Value |
|-----|-------|
| Address | 20 BLACKHILL LANE, KNUTSFORD, CHESHIRE EAST WA16 9DD |
| Price | £1,195,000 |
| Bedrooms | 4 |
| Bathrooms | 3 |
| Council tax | G |
| Construction age | England and Wales: 1967-1975 |
| Floor area | 242 m² |
| Last sold | £550,000 Jul 2010 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 09/03/2036
- **Current heating cost:** £2,181/year
- **Est. upgrade cost to C:** £16,500

### Recommendations
- W1 (£5,000 - £10,000)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0340-2640-6570-2696-1911)

## Description

****

A striking first impression is created by the magnificent galleried entrance hall, rising from the ground to first floor and centred around a beautifully crafted oak staircase with glazed inserts. Bathed in natural light, this elegant space sets the tone for the quality and style that continues throughout the home.

At the heart of the property lies the spectacular open-plan living dining kitchen, thoughtfully designed as the ultimate hub for modern family living and entertaining. Oak flooring flows seamlessly through this expansive space, where a large central island with breakfast bar forms an impressive focal point. Twin picture windows frame delightful views over the immaculate rear garden, while bi-fold doors open effortlessly onto the entertaining terrace, perfectly blending indoor and outdoor living.

The stylish bespoke kitchen incorporates a comprehensive range of integrated appliances and is further enhanced by a charming log-burning stove, creating a warm and inviting atmosphere throughout the seasons.

Adjoining the kitchen is a formal dining room, ideal for hosting dinner guests, while a generous dual aspect living room with open fireplace provides a beautifully relaxing retreat. The ground floor accommodation is further complemented by a versatile home office, cloakroom/W.C., and a well-appointed utility room with useful boot room beyond.

To the first floor, the impressive galleried landing leads to four beautifully presented double bedrooms. The principal suite is particularly luxurious, featuring a walk-in dressing room and a sumptuous ensuite bathroom. A guest bedroom also benefits from its own ensuite shower room, while the remaining bedrooms are served by a beautifully designed family bathroom complete with freestanding bath and large walk-in shower.

****

An additional external feature is the sizeable rear balcony accessed from one of the bedrooms, offering a peaceful elevated setting to enjoy morning coffee or unwind in the evening while overlooking the gardens.

The loft space is already fully boarded and fitted with Velux windows, presenting excellent potential for formal conversion (subject to the necessary consents), offering scope to further enhance the overall accommodation.

Externally, the property is approached via a generous driveway with EV charging point, providing ample off-road parking and access to the integral garage. To the rear, the immaculate garden enjoys a wonderful sense of privacy and seclusion, predominantly laid to lawn and bordered by mature hedging. A purpose-built elevated entertaining terrace provides the perfect setting for alfresco dining, summer gatherings and outdoor entertaining.

Perfectly positioned just a short walk from the vibrant town centre of Knutsford, Bexton Primary School and Knutsford Academy, this exceptional home combines elegant living with everyday convenience in one of the area's more desirable residential locations.

## Property Photos

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## Floorplans

- ![Other](/listings/photos/173122991/32890) - Other

## EPC Graphs

- ![EPC Graph](/listings/photos/173122991/32891) - EPC Graph

## FENSA Certificates

This property has 4 FENSA certificate(s) on record.

### FENSA Certificate #3883638
- **Address:** 20 Blackhill Lane, Knutsford, WA16 9DD
- **Certificate Issued:** 11/07/2006
- **Work Completed:** 09/06/2006
- **Items:** 1 window(s), 1 door(s)

### FENSA Certificate #16907817
- **Address:** 20 Blackhill Lane, KNUTSFORD, WA16 9DD
- **Certificate Issued:** 03/08/2025
- **Work Completed:** 23/07/2025
- **Items:** 1 window(s)

### FENSA Certificate #16680810
- **Address:** 20 Blackhill Lane, KNUTSFORD, WA16 9DD
- **Certificate Issued:** 23/02/2025
- **Work Completed:** 09/01/2025
- **Items:** 2 window(s)

### FENSA Certificate #827520
- **Address:** 20 Blackhill Lane, Knutsford, WA16 9DD
- **Certificate Issued:** 08/08/2003
- **Work Completed:** 20/06/2003
- **Items:** 1 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 20 BLACKHILL LANE, KNUTSFORD, CHESHIRE EAST, WA16 9DD | £550,000 | 21/07/2010 | 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 |
|---------|-------|------|------|
| 20 GRASSFIELD WAY, KNUTSFORD, CHESHIRE EAST, WA16 9AF | £551,000 | 03/12/2025 | Detached |
| 2 HOLLINGFORD PLACE, KNUTSFORD, CHESHIRE EAST, WA16 9DP | £650,000 | 12/12/2023 | Detached |
| 17 BEXTON LANE, KNUTSFORD, CHESHIRE EAST, WA16 9BW | £1,170,000 | 01/11/2023 | Detached |
| 26 GRASSFIELD WAY, KNUTSFORD, CHESHIRE EAST, WA16 9AF | £405,000 | 01/11/2023 | Detached |
| 11 MALVERN ROAD, KNUTSFORD, WARRINGTON, WA16 0EH | £705,000 | 31/05/2023 | Detached |
| 4 TREE WAY, KNUTSFORD, CHESHIRE EAST, WA16 9AL | £460,000 | 24/05/2023 | Detached |
| 5 GRASSFIELD WAY, KNUTSFORD, CHESHIRE EAST, WA16 9AF | £876,000 | 19/12/2022 | Detached |
| FOXCLOUDS, 4 BEGGARMANS LANE, KNUTSFORD, CHESHIRE EAST, WA16 9BG | £1,300,000 | 30/11/2022 | Detached |
| 3 BEGGARMANS LANE, KNUTSFORD, CHESHIRE EAST, WA16 9BE | £985,000 | 30/11/2022 | Detached |
| 101 ASHWORTH PARK, KNUTSFORD, CHESHIRE EAST, WA16 9DQ | £825,000 | 18/11/2022 | Detached |
| 9 LOWLAND WAY, KNUTSFORD, CHESHIRE EAST, WA16 9AG | £640,000 | 31/10/2022 | Detached |
| 22 GRASSFIELD WAY, KNUTSFORD, CHESHIRE EAST, WA16 9AF | £463,000 | 10/10/2022 | Detached |
| 179 ASHWORTH PARK, KNUTSFORD, CHESHIRE EAST, WA16 9DN | £865,000 | 03/10/2022 | Detached |
| 7 TREE WAY, KNUTSFORD, CHESHIRE EAST, WA16 9AL | £500,500 | 07/09/2022 | Detached |
| 30 GRASSFIELD WAY, KNUTSFORD, CHESHIRE EAST, WA16 9AF | £455,000 | 10/08/2022 | Detached |
| 54 BLACKHILL LANE, KNUTSFORD, CHESHIRE EAST, WA16 9DW | £580,000 | 10/08/2022 | Detached |
| 8 BLACKHILL LANE, KNUTSFORD, CHESHIRE EAST, WA16 9DR | £625,000 | 09/08/2022 | Detached |
| 46 ASHWORTH PARK, KNUTSFORD, CHESHIRE EAST, WA16 9DL | £757,500 | 22/07/2022 | Detached |
| 13 GRASSFIELD WAY, KNUTSFORD, CHESHIRE EAST, WA16 9AF | £600,000 | 17/06/2022 | Detached |
| 1 LOWLAND WAY, KNUTSFORD, CHESHIRE EAST, WA16 9AG | £592,750 | 12/05/2022 | Detached |

**Area average:** £700,288 (20 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £865,297 (51 Detached, WA16, 2024–2026)
- **Deviation:** +38.1%

## 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 Lancs (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £793/mo

## 1% Rule

- **Rent ratio:** 0.08% (weak for cashflow)
- **Max investor price (0.8%):** £121,875
- **Target investor price (1%):** £97,500

*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 Area rent estimate.*

## Price per Square Metre

- **£/m²:** £4,938/m²

## Capital growth trend

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

- **5y growth:** 27.3%
- **10y growth:** 82.8%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 1.6%
- **5y growth (index):** 23.6%
- **10y growth (index):** 51.5%

## 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)

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Property details

Tenure

FREEHOLD

Floor area

242 m²

Council tax band

EPC rating

Year built

England and Wales: 1967-1975

Last sold

£550,000 Jul 2010

Price per m²

£4,938/m²

Local average

£865,297 (+38.1%)

Deprivation

Decile 10 (33,746 of 33,755)

Street crime

33 incidents within 1 mile (Apr 2026)

Key features

Exceptional Detached Residence
Beautifully Reconfigured & Extended
Four Double Bedrooms & Three Bathrooms
Impressive Plot Approximately 0.30 Acres
Sought After Knutsford Location
Stunning Galleried Entrance Hall
Exquisite Living Dining Kitchen with Island & Log Burner
Separate Formal Living Room & Dining Room
Principal Suite with Dressing Room & Ensuite
Large Private Garden with Entertaining Terrace

Additional details

Electricity: Mains supply
Broadband: Cable
Water: Mains supply
Sewerage: Mains supply
Heating: Gas
Parking: Yes
Garden: Yes
Listed property: No
Restrictions: No
Required access: No
Rights of way: No
Flooded in last 5 years: No

Description

An exceptional reconfigured and beautifully extended four double bedroom, three bathroom detached residence, occupying an impressive plot of approximately 0.30 acres on the highly sought-after Blackhill Lane in Knutsford. This outstanding home offers an impressive blend of contemporary design and timeless elegance, presenting approximately 2,670 sq. ft of beautifully appointed and highly versatile family accommodation.
**
A striking first impression is created by the magnificent galleried entrance hall, rising from the ground to first floor and centred around a beautifully crafted oak staircase with glazed inserts. Bathed in natural light, this elegant space sets the tone for the quality and style that continues throughout the home.

At the heart of the property lies the spectacular open-plan living dining kitchen, thoughtfully designed as the ultimate hub for modern family living and entertaining. Oak flooring flows seamlessly through this expansive space, where a large central island with breakfast bar forms an impressive focal point. Twin picture windows frame delightful views over the immaculate rear garden, while bi-fold doors open effortlessly onto the entertaining terrace, perfectly blending indoor and outdoor living.

The stylish bespoke kitchen incorporates a comprehensive range of integrated appliances and is further enhanced by a charming log-burning stove, creating a warm and inviting atmosphere throughout the seasons.

Adjoining the kitchen is a formal dining room, ideal for hosting dinner guests, while a generous dual aspect living room with open fireplace provides a beautifully relaxing retreat. The ground floor accommodation is further complemented by a versatile home office, cloakroom/W.C., and a well-appointed utility room with useful boot room beyond.

To the first floor, the impressive galleried landing leads to four beautifully presented double bedrooms. The principal suite is particularly luxurious, featuring a walk-in dressing room and a sumptuous ensuite bathroom. A guest bedroom also benefits from its own ensuite shower room, while the remaining bedrooms are served by a beautifully designed family bathroom complete with freestanding bath and large walk-in shower.
**
An additional external feature is the sizeable rear balcony accessed from one of the bedrooms, offering a peaceful elevated setting to enjoy morning coffee or unwind in the evening while overlooking the gardens.

The loft space is already fully boarded and fitted with Velux windows, presenting excellent potential for formal conversion (subject to the necessary consents), offering scope to further enhance the overall accommodation.

Externally, the property is approached via a generous driveway with EV charging point, providing ample off-road parking and access to the integral garage. To the rear, the immaculate garden enjoys a wonderful sense of privacy and seclusion, predominantly laid to lawn and bordered by mature hedging. A purpose-built elevated entertaining terrace provides the perfect setting for alfresco dining, summer gatherings and outdoor entertaining.

Perfectly positioned just a short walk from the vibrant town centre of Knutsford, Bexton Primary School and Knutsford Academy, this exceptional home combines elegant living with everyday convenience in one of the area's more desirable residential locations.

Listed by

Knutsford

Gascoigne Halman - Connells

Reference: 173122991

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: C

Inspection date: 10/03/2026

Expiry date: 09/03/2036

Current heating cost: £2,181/year

Potential heating cost: £2,048/year

Est. upgrade cost to C: £16,500

Recommendations

Floor insulation (suspended floor) (£5,000 - £10,000)
Solar photovoltaic panels, 2.5 kWp (£8,000 - £10,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Other

EPC Graphs

EPC Graph

FENSA Certificates

This property has 4 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #3883638

Property Details

Street: 20 Blackhill Lane

Town: Knutsford

Postcode: WA16 9DD

Installation Details

Items: 1 window and 1 door

Certificate Issued: 11/07/2006

Work Completed: 09/06/2006

This certificate data was retrieved from FENSA's database

FENSA Certificate #16907817 Recent

Property Details

Street: 20 Blackhill Lane

Town: KNUTSFORD

Postcode: WA16 9DD

Installation Details

Items: 1 window

Certificate Issued: 03/08/2025

Work Completed: 23/07/2025

This certificate data was retrieved from FENSA's database

FENSA Certificate #16680810 Recent

Property Details

Street: 20 Blackhill Lane

Town: KNUTSFORD

Postcode: WA16 9DD

Installation Details

Items: 2 windows

Certificate Issued: 23/02/2025

Work Completed: 09/01/2025

This certificate data was retrieved from FENSA's database

FENSA Certificate #827520

Property Details

Street: 20 Blackhill Lane

Town: Knutsford

Postcode: WA16 9DD

Installation Details

Items: 1 window

Certificate Issued: 08/08/2003

Work Completed: 20/06/2003

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

Event	Date	Price	% change
Sold	21/07/2010 (15 years ago)	£550,000	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

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

Address	Price	Date	Type
20 GRASSFIELD WAY, KNUTSFORD, CHESHIRE EAST, WA16 9AF	£551,000	03/12/2025	Detached
2 HOLLINGFORD PLACE, KNUTSFORD, CHESHIRE EAST, WA16 9DP	£650,000	12/12/2023	Detached
17 BEXTON LANE, KNUTSFORD, CHESHIRE EAST, WA16 9BW	£1,170,000	01/11/2023	Detached
26 GRASSFIELD WAY, KNUTSFORD, CHESHIRE EAST, WA16 9AF	£405,000	01/11/2023	Detached
11 MALVERN ROAD, KNUTSFORD, WARRINGTON, WA16 0EH	£705,000	31/05/2023	Detached
4 TREE WAY, KNUTSFORD, CHESHIRE EAST, WA16 9AL	£460,000	24/05/2023	Detached
5 GRASSFIELD WAY, KNUTSFORD, CHESHIRE EAST, WA16 9AF	£876,000	19/12/2022	Detached
FOXCLOUDS, 4 BEGGARMANS LANE, KNUTSFORD, CHESHIRE EAST, WA16 9BG	£1,300,000	30/11/2022	Detached
3 BEGGARMANS LANE, KNUTSFORD, CHESHIRE EAST, WA16 9BE	£985,000	30/11/2022	Detached
101 ASHWORTH PARK, KNUTSFORD, CHESHIRE EAST, WA16 9DQ	£825,000	18/11/2022	Detached
9 LOWLAND WAY, KNUTSFORD, CHESHIRE EAST, WA16 9AG	£640,000	31/10/2022	Detached
22 GRASSFIELD WAY, KNUTSFORD, CHESHIRE EAST, WA16 9AF	£463,000	10/10/2022	Detached
179 ASHWORTH PARK, KNUTSFORD, CHESHIRE EAST, WA16 9DN	£865,000	03/10/2022	Detached
7 TREE WAY, KNUTSFORD, CHESHIRE EAST, WA16 9AL	£500,500	07/09/2022	Detached
30 GRASSFIELD WAY, KNUTSFORD, CHESHIRE EAST, WA16 9AF	£455,000	10/08/2022	Detached
54 BLACKHILL LANE, KNUTSFORD, CHESHIRE EAST, WA16 9DW	£580,000	10/08/2022	Detached
8 BLACKHILL LANE, KNUTSFORD, CHESHIRE EAST, WA16 9DR	£625,000	09/08/2022	Detached
46 ASHWORTH PARK, KNUTSFORD, CHESHIRE EAST, WA16 9DL	£757,500	22/07/2022	Detached
13 GRASSFIELD WAY, KNUTSFORD, CHESHIRE EAST, WA16 9AF	£600,000	17/06/2022	Detached
1 LOWLAND WAY, KNUTSFORD, CHESHIRE EAST, WA16 9AG	£592,750	12/05/2022	Detached

Area average: £700,288 (20 sales)

Capital growth trend

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

5y growth 27.3%

10y growth 82.8%

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

1y (index) 1.6%

5y (index) 23.6%

10y (index) 51.5%

Rental Range

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

Low £878/mo

Realistic £975/mo

Optimistic £1,073/mo

Based on Local Authority from postcode lookup → Cheshire East.

LHA (30th percentile) floor for East Lancs: £793/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View WA16 9DD

Nearby

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

Type	Name	Distance
Bus stop	Bexton, Blackhill Lane / Bexton Primary School	0.1 miles
Bus stop	Bexton, Bexton Lane / Valley Way	0.1 miles
Shop	Paradise Garage	0.3 miles
Shop	OBRIENBIKES	0.4 miles
Hospital	Knutsford and District Community Hospital	0.5 miles
Train station	Knutsford	0.5 miles
Train station	Plumley	2.2 miles
Hospital	Soss Moss Hospital	4.6 miles
University	University of Chester - Warrington Campus	10.9 miles
University	University Academy 92	11.9 miles

Street-level crime

Category	Count
Violence and sexual offences	17
Public order	5
Shoplifting	4
Burglary	2
Criminal damage and arson	2
Other theft	2
Possession of weapons	1
Total incidents	33

Within 1 mile during Apr 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
Bexton Primary School	Primary	0.1 miles	Good — 5 Mar 2018
Knutsford Academy	Secondary	0.5 miles	Good — 25 Nov 2011
Cheshire Studio School	Secondary	0.5 miles	Good — 3 May 2017
Egerton Primary School	Primary	0.6 miles	Good — 13 Feb 2023
St Vincent De Paul Catholic Primary School	Primary	0.9 miles	Good — 6 Jun 2013

Rental Comparables

Loading rental comparables for this postcode. Refresh in a few minutes.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.08%

Max investor price (0.8%) £121,875

Target investor price (1%) £97,500

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).