TREE TOPS
HOLMES CHAPEL ROAD, KNUTSFORD, OVER PEOVER, CHESHIRE EAST WA16 9RD
£2,450,000
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Property details
Tenure
FREEHOLD
Floor area
353 m²
Council tax band
H
EPC rating
G
Last sold
£800,000 Aug 2005
Price per m²
£21,121/m²
Local average
£865,297 (+183.1%)
Deprivation
Decile 6 (18,873 of 33,755)
Street crime
0 incidents within 1 mile (Mar 2026)
Key features
- Stunning remodelled country house overlooking and adjoining Peover Park, in all just over 4 acres
- Planning permission for a second, large detached house of 3000 square feet, off a separate access, in just over an acre plot
- Lovely private gardens and grounds of about 3 acres with the house
- In all five bedrooms suites, five reception rooms
- Attractive separate guest cottage
- Long gated driveway and triple garage building
Additional details
- Electricity
- Mains supply
- Water
- Mains supply
- Sewerage
- Private supply
- Heating
- Gas central
- Parking
- Yes
- Garden
- Yes
- Listed property
- No
- Restrictions
- No
- Required access
- No
- Rights of way
- No
- Flooded in last 5 years
- No
- Flood defences
- No
Description
The accommodation flows extremely well at around 3300 square feet in the main house, including a galleried reception hall, cloaks/wc, drawing room, dining room/sitting room, fully fitted study, lovely open plan kitchen/dining/family room into orangery, utility/boot room, and there are four first floor bedroom suites in the main house.
A fully separate 1000 square foot guest cottage has a lobby, open plan split level lounge/media room, kitchen/breakfast room, first floor bedroom and en suite.
Detached triple garage building. Large front forecourt, extensive terracing and lovely gardens and grounds, in all about 4.1 acres. (House and garden about 3 acres, building plot just over an acre).
NB The Planning consent for the plot was originally granted in 2016, and the previous owners made a commencement at around that time. An application has recently been submitted to the local authority to confirm the material start and the planning is extant. Please note that the planning consent for the new house provides that the boundary of the two shall vary, and would therefore involve the removal of the outdoor swimming pool area. There is an existing, partially complete single storey brick building currently on site of about 850 square feet, which would be useful for some uses. This would need to be demolished if the two storey house was constructed as part of the planning conditions.
EPC Rating: E
Listed by
Knutsford
Stuart Rushton & Co
Reference: 158836967
EPC Rating & Upgrade Cost
Current rating: G
Potential rating: B
Inspection date: 24/05/2016
Current heating cost: £2,415/year
Potential heating cost: £784/year
Est. upgrade cost to C: £48,600
Recommendations
- Room-in-roof insulation (£1,500 - £2,700)
- Internal or external wall insulation (£4,000 - £14,000)
- Floor insulation (solid floor) (£4,000 - £6,000)
- Solar water heating (£4,000 - £6,000)
- High performance external doors (£1,000)
- Solar photovoltaic panels, 2.5 kWp (£5,000 - £8,000)
- Wind turbine (£15,000 - £25,000)
Flood risk
Zone: 1
Risk: Low
Job (default Low)
Floorplans
House
Cottage
Site Plan
Price history
| Event | Date | Price | % change |
|---|---|---|---|
| Sold | 19/08/2005 (20 years ago) | £800,000 | — |
Source: HM Land Registry Price Paid Data. Crown copyright.
Sold Comparables
Sold comparables data is not available for this property.
Capital growth trend
Land Registry outcode average: last 12 months vs 5y and 10y ago (from sold prices).
House Price Index (HM Land Registry — official index, not sold-price averages): Cheshire East. Series: Detached. As of March 2026.
Rental Range
Estimated market rent for Cheshire East. Low = conservative, Realistic = average, Optimistic = best case.
Based on Local Authority from postcode lookup → Cheshire East.
LHA (30th percentile) floor for East Lancs: £793/mo (Apr 2025 – Mar 2026)
Location
Address
Holmes Chapel Road
Nearby
Nearest stations, universities and amenities (distance from property).
| Type | Name | Distance |
|---|---|---|
| Bus stop | Over Peover, Stocks Lane / Whipping Stocks Inn | 0.7 miles |
| Shop | Equiport | 0.9 miles |
| Shop | Plumleys Garden Centre | 1.6 miles |
| Train station | Goostrey | 2.8 miles |
| Train station | Plumley | 2.9 miles |
| Hospital | Knutsford and District Community Hospital | 3.1 miles |
| Hospital | Soss Moss Hospital | 4.1 miles |
| University | University of Buckingham Crewe Campus | 11.8 miles |
Street-level crime
| Category | Count |
|---|---|
| Total incidents | 0 |
Within 1 mile during Mar 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 |
|---|---|---|---|
| Lower Peover CofE Primary School | Primary | 1.4 miles | Outstanding — 22 Jul 2024 |
| Peover Superior Endowed Primary School | Primary | 1.5 miles | Outstanding — 15 Jan 2018 |
| Bexton Primary School | Primary | 2.5 miles | Good — 5 Mar 2018 |
| Goostrey Community Primary School | Primary | 2.6 miles | Good — 16 Mar 2022 |
| St Vincent De Paul Catholic Primary School | Primary | 3.0 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 — 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).