# 6 bedroom detached house for sale (CW6 0JP) ## Property Details | Key | Value | |-----|-------| | Address | Hollins Hill, Utkinton, Tarporley, CW6, CW6 0JP | | Price | £4,750,000 | | Council tax | G | ## Description An exceptional contemporary country house in a superb private setting near Tarporley. **Description** An exceptional contemporary country house in a superb private setting near Tarporley Tarporley 3 miles • Chester 12 miles • Crewe Station 19 miles • Manchester Airport 26 miles Main House Hollins House is an exceptionally rare offering: a recently built, substantial contemporary home in a rural setting, combining traditional materials with striking modern design. Brick elevations, a slate roof and extensive glazing create a timeless yet contemporary aesthetic, while the interior spaces have been thoughtfully designed to balance scale with comfort, resulting in a home that feels both impressive and welcoming. Extending to over 9,600 sq ft, the accommodation is arranged over two floors and includes a superb leisure wing with a swimming pool. A private road leads to electric gates and the entrance of the property. The front door opens into a generous reception hall, from which the principal rooms and first floor are accessed via an elegant contemporary staircase. At the heart of the home is an exceptional kitchen, where full height glazing frames beautiful southerly views over the adjoining countryside. High quality bespoke cabinetry, a central island and generous dining and seating areas create a superb everyday living space. The reception rooms include a drawing room, sitting room and playroom/TV room, while a dining room/study provides flexibility for formal dining or home working. The ground floor connects seamlessly to the leisure suite, which includes a gym, changing facilities, sauna and a stunning indoor swimming pool. On the first floor, the impressive principal suite enjoys panoramic views and features a substantial bathroom accessed via a private staircase. There are four further bedroom suites on this level. The second floor offers a media room/bedroom with an en suite bathroom. Above the swimming pool is a first floor space ideal for conversion into a spacious home office. A detached garage block provides excellent storage, incorporating two enclosed garages and open fronted car ports. Gardens and Grounds Hollins House is set within beautifully landscaped gardens and grounds, designed to complement the contemporary architecture and maximise enjoyment of the setting. Extensive terracing provides superb areas for outdoor dining and entertaining, while a picturesque pond with exposed sandstone features form a striking focal point. The overall environment is tranquil, private and perfectly suited to a modern country lifestyle. **Location** Chester (12 miles) is one of the North West’s leading retail and commercial centres, serving a wide catchment extending from Manchester to Shrewsbury and across North Wales. The city is home to several highly regarded independent schools, complementing the excellent state options in Tarporley. Chester also provides access to the motorway network, linking to major North West and Midlands conurbations, as well as Liverpool and Manchester airports. Leisure opportunities in the area are outstanding. Portal Golf Club and Carden Park Hotel & Spa both offer championship golf courses and extensive facilities. The surrounding countryside provides numerous walking routes, and the Cheshire Polo Ground is close by. Crewe station (19 miles) offers a regular rail service to London Euston in approximately 1 hour 34 minutes. Square Footage: 9,636 sq ft ## Property Photos - ![Hollins House](/listings/photos/91096056/1387110) - Hollins House - ![Hollins House](/listings/photos/91096056/1387111) - Hollins House - ![Aerial](/listings/photos/91096056/1387112) - Aerial - ![Kitchen](/listings/photos/91096056/1387113) - Kitchen - ![Kitchen](/listings/photos/91096056/1387114) - Kitchen - ![Dining Room](/listings/photos/91096056/1387115) - Dining Room - ![Sitting Room](/listings/photos/91096056/1387116) - Sitting Room - ![Snug](/listings/photos/91096056/1387117) - Snug - ![Hallway](/listings/photos/91096056/1387118) - Hallway - ![Hallway](/listings/photos/91096056/1387119) - Hallway - ![Bathroom](/listings/photos/91096056/1387120) - Bathroom - ![Gym](/listings/photos/91096056/1387121) - Gym - ![Sauna](/listings/photos/91096056/1387122) - Sauna - ![Pool](/listings/photos/91096056/1387123) - Pool - ![Pool](/listings/photos/91096056/1387124) - Pool - ![Studio](/listings/photos/91096056/1387125) - Studio - ![Studio](/listings/photos/91096056/1387126) - Studio - ![Games Room](/listings/photos/91096056/1387127) - Games Room - ![Bedroom](/listings/photos/91096056/1387128) - Bedroom - ![Bedroom](/listings/photos/91096056/1387129) - Bedroom - ![Bathroom](/listings/photos/91096056/1387130) - Bathroom - ![Playroom](/listings/photos/91096056/1387131) - Playroom - ![Bedroom](/listings/photos/91096056/1387132) - Bedroom - ![Bathroom](/listings/photos/91096056/1387133) - Bathroom - ![Bedroom](/listings/photos/91096056/1387134) - Bedroom - ![Bedroom](/listings/photos/91096056/1387135) - Bedroom - ![Bathroom](/listings/photos/91096056/1387136) - Bathroom - ![Bedroom](/listings/photos/91096056/1387137) - Bedroom - ![Cinima Room](/listings/photos/91096056/1387138) - Cinima Room - ![Office](/listings/photos/91096056/1387139) - Office - ![Hollins House](/listings/photos/91096056/1387140) - Hollins House - ![Hollins House](/listings/photos/91096056/1387141) - Hollins House - ![Hollins House](/listings/photos/91096056/1387142) - Hollins House - ![Hollins House](/listings/photos/91096056/1387143) - Hollins House - ![Hollins House](/listings/photos/91096056/1387144) - Hollins House - ![Hollins House](/listings/photos/91096056/1387145) - Hollins House - ![Hollins House](/listings/photos/91096056/1387146) - Hollins House - ![Hollins House](/listings/photos/91096056/1387147) - Hollins House - ![Hollins House](/listings/photos/91096056/1387148) - Hollins House - ![Hollins House](/listings/photos/91096056/1387149) - Hollins House - ![Hollins House](/listings/photos/91096056/1387150) - Hollins House - ![Hollins House](/listings/photos/91096056/1387151) - Hollins House - ![Hollins House](/listings/photos/91096056/1387152) - Hollins House - ![Hollins House](/listings/photos/91096056/1387153) - Hollins House - ![Site Plan](/listings/photos/91096056/1387154) - Site Plan ## Floorplans - ![Floorplan](/listings/photos/91096056/1387155) - Floorplan ## EPC Graphs - ![EPC Rating Graph](/listings/photos/91096056/1387156) - EPC Rating Graph ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £755,398 (30 Detached, CW6, 2024–2026) - **Deviation:** +528.8% ## Rental Range *ONS Price Index of Private Rents (Cheshire West and Chester). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £883/mo - **Realistic:** £981/mo - **Optimistic:** £1,079/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Lancaster (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 | |------|------|------|------|------| | 1 Bed Detached House, Luddington Hill, CW6 | £700/mo | 1 | 0.78 miles | OpenRent | **Average rent: £700/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.01% (weak for cashflow) - **Max investor price (0.8%):** £87,500 - **Target investor price (1%):** £70,000 *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 £700/mo).* - **Gross yield:** 0.2% - **Cost-to-rent:** 565.5× - **Monthly cashflow:** £-18,101/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -15.8% *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).* ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 67.2% - **10y growth:** 71.8% ## House Price Index (HM Land Registry) *Official index for Cheshire West and Chester; Detached series; as of April 2026.* - **1y growth (index):** 2.2% - **5y growth (index):** 20.7% - **10y growth (index):** 49.2% ## 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)