# 7 bedroom detached house for sale (WA16 9JX) ## Property Details | Key | Value | |-----|-------| | Address | ALLOSTOCK GRANGE, MIDDLEWICH ROAD, KNUTSFORD, ALLOSTOCK, CHESHIRE WEST AND CHESTER WA16 9JX | | Price | £2,250,000 | | Bathrooms | 5 | | Council tax | H | | Last sold | £2,125,000 Dec 2022 | ## Description An impressive country house offering spacious and versatile accommodation. **Description** Discreetly positioned behind electric gates and set within beautifully maintained private grounds, Allostock Grange is an exceptional country residence extending to almost 6,500 sq ft of beautifully appointed accommodation. Combining exceptional family living, elegant entertaining space and remarkable versatility, the property offers an outstanding balance of scale, privacy and flexibility. A striking galleried reception hall creates an immediate sense of arrival and serves as the centrepiece of the home. From here, the principal living spaces unfold effortlessly, balancing elegant reception rooms with generous open-plan areas designed for both relaxed day-to-day family life and large-scale entertaining. At the heart of the home lies a magnificent bespoke hand-painted kitchen and family room, thoughtfully designed to provide a sociable yet highly functional living environment. Granite work surfaces, a substantial central island and a comprehensive range of integrated appliances are complemented by an inviting seating area centred around a Stûv log-burning stove. Wide sliding doors open directly onto the rear terrace, creating a seamless connection between the interior and the gardens beyond. Adjoining the kitchen is a formal dining room ideally suited to entertaining, while a separate sitting room enjoys attractive garden views and direct access outside. A dedicated study provides an excellent home-working environment. The versatility of the accommodation is particularly evident on the ground floor, where two generous double bedroom suites provide exceptional flexibility for family life. Whether utilised as guest accommodation, private space for older children, a dedicated work-from-home arrangement or accommodation for visiting relatives and friends, the thoughtful layout offers a rare degree of independence and adaptability while remaining fully integrated with the main residence. A dedicated cinema room adds a further lifestyle dimension to the property, while a utility room, cloakroom and boot room ensure everyday practicality is equally well catered for. Occupying a truly exceptional position within the residence, the principal suite provides a luxurious private retreat. A vaulted ceiling enhances the feeling of space, while doors open onto a private balcony enjoying views across the gardens and surrounding countryside. The suite is complemented by a substantial dressing room and a beautifully appointed bathroom featuring a freestanding bath, twin basins and a separate shower. Uniquely, the suite benefits from its own private staircase connecting directly to the ground floor, creating a level of privacy and flexibility rarely found in homes of this nature. A further four double bedrooms are arranged within a separate section of the first floor, including a guest suite with en suite shower room, while the remaining bedrooms are served by a well-appointed family bathroom. Externally, the property is approached via a walled entrance with electrically operated gates opening onto an extensive gravel driveway providing ample parking and access to the gym. The beautifully maintained grounds and expansive lawns create a wonderful sense of privacy and seclusion, forming an idyllic backdrop to the residence, while the broad stone terrace provides the perfect setting for outdoor dining, entertaining and enjoying the surrounding countryside views. Offering almost 6,500 sq ft of beautifully appointed accommodation, exceptional entertaining space, dedicated leisure facilities, extensive private grounds and remarkable flexibility to adapt to changing family needs, Allostock Grange represents a wonderful family home combining space, privacy and lifestyle in equal measure. Square Footage: 6,454 sq ft **Additional Info** Council Tax Band H ## Property Photos - ![Rear](/listings/photos/89291172/614659) - Rear - ![Garden](/listings/photos/89291172/614660) - Garden - ![Kitchen](/listings/photos/89291172/614662) - Kitchen - ![Kitchen](/listings/photos/89291172/614665) - Kitchen - ![Kitchen](/listings/photos/89291172/614666) - Kitchen - ![Kitchen](/listings/photos/89291172/614668) - Kitchen - ![Kitchen](/listings/photos/89291172/614670) - Kitchen - ![Sitting Area](/listings/photos/89291172/614672) - Sitting Area - ![Family Room](/listings/photos/89291172/614673) - Family Room - ![Family Room](/listings/photos/89291172/614675) - Family Room - ![Terrace](/listings/photos/89291172/614676) - Terrace - ![Sitting Room](/listings/photos/89291172/614677) - Sitting Room - ![Cinema Room](/listings/photos/89291172/614679) - Cinema Room - ![Study](/listings/photos/89291172/614681) - Study - ![Bedroom Four](/listings/photos/89291172/614682) - Bedroom Four - ![Bathroom](/listings/photos/89291172/614684) - Bathroom - ![View](/listings/photos/89291172/614685) - View - ![Bedroom One](/listings/photos/89291172/614687) - Bedroom One - ![Bathroom](/listings/photos/89291172/614688) - Bathroom - ![Landing](/listings/photos/89291172/614689) - Landing - ![Bedroom](/listings/photos/89291172/614690) - Bedroom - ![Bathroom](/listings/photos/89291172/614691) - Bathroom - ![Gym](/listings/photos/89291172/614692) - Gym - ![Front](/listings/photos/89291172/614693) - Front - ![Front](/listings/photos/89291172/614694) - Front - ![Rear](/listings/photos/89291172/614695) - Rear ## Floorplans - ![Floorplan](/listings/photos/89291172/614696) - Floorplan ## EPC Graphs - ![EPC Rating Graph](/listings/photos/89291172/614697) - EPC Rating Graph ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | ALLOSTOCK GRANGE MIDDLEWICH ROAD, ALLOSTOCK, KNUTSFORD, CHESHIRE WEST AND CHESTER, WA16 9JX | £2,125,000 | 05/12/2022 | Detached | | ALLOSTOCK GRANGE MIDDLEWICH ROAD, ALLOSTOCK, KNUTSFORD, CHESHIRE WEST AND CHESTER, WA16 9JX | £1,000,000 | 08/06/2018 | Other | | ALLOSTOCK GRANGE MIDDLEWICH ROAD, ALLOSTOCK, KNUTSFORD, CHESHIRE WEST AND CHESTER, WA16 9JX | £760,000 | 04/09/2007 | 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 | |---------|-------|------|------| | THE LAURELS HOLMES CHAPEL ROAD, ALLOSTOCK, KNUTSFORD, CHESHIRE WEST AND CHESTER, WA16 9LB | £1,140,000 | 30/06/2021 | Detached | **Area average:** £1,140,000 (1 sale) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £865,297 (51 Detached, WA16, 2024–2026) - **Deviation:** +160% ## Rental Range *ONS Price Index of Private Rents (Cheshire West and Chester). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £869/mo - **Realistic:** £966/mo - **Optimistic:** £1,063/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, Holmes Chapel Road, WA16 | £1,500/mo | 2 | 0.17 miles | OpenRent | **Average rent: £1,500/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.07% (weak for cashflow) - **Max investor price (0.8%):** £187,500 - **Target investor price (1%):** £150,000 *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 £1,500/mo).* - **Gross yield:** 0.8% - **Cost-to-rent:** 125× - **Monthly cashflow:** £-7,536/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -13.9% *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:** 24.7% - **10y growth:** 65.2% ## House Price Index (HM Land Registry) *Official index for Cheshire West and Chester; Detached series; as of March 2026.* - **1y growth (index):** 2.6% - **5y growth (index):** 22.9% - **10y growth (index):** 52.4% ## 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)