# 4 bedroom detached house for sale (SK9 4AW) ## Property Details | Key | Value | |-----|-------| | Address | 12B, BOLLIN HILL, WILMSLOW, CHESHIRE EAST SK9 4AW | | Price | £2,150,000 | | Bedrooms | 4 | | Bathrooms | 5 | | Floor area | 317 m² | | Last sold | £1,695,000 Nov 2022 | ## EPC Rating & Upgrade Cost - **Current rating:** B - **Potential rating:** B - **Expiry date:** 20/10/2032 - **Current heating cost:** £1,224/year - **Est. upgrade cost to C:** £9,500 ### Recommendations - N (£4,000 - £6,000) - U (£3,500 - £5,500) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/7532-9230-1029-1219-2226) ## Description Entrance Reception Hallway: 17’02 x 12'07 (Max into Stairs) Understairs storage cupboard. Stairs rising to the first-floor accommodation, feature light well to ceiling. Tiled Stone floor covering with under floor heating, Crittall Style doors leading into open plan kitchen / diner, Doors leading off to the follows rooms; Downstairs WC: 5’05x 3’09 Modern White suite comprising low level Duravit WC with concealed cistern, floating Duravit wash hand basin with contemporary mixer tap and vanity cupboard under, recess spotlights to ceiling and tiled stone floor covering with under floor heating. Office/ Study/ Playroom: 14’01 x 6'03. Double glazed window to side elevation, recess spotlights to ceiling and under floor heating. Living Room: 17’02 x 15’04 Bespoke full height and length media wall with log effect remote control gas fire, fitted cupboards and display storage with LCD feature lighting, large double glazed feature window to front elevation, double glazed dual aspect window to side elevation, underfloor heating. Open Plan Kitchen / Diner: 23’11 x 23'09 Stunning bespoke kitchen comprising a range of modern wall, drawer and base units with complementary granite work surface, integrated full height fridge, freezer, Siemans double oven, Siemans microwave oven and Siemans steamer, integrated dishwasher, sink unit with Quooker hot tap, handmade butlers pantry, two wine coolers, fitted bar with glass display and antique mirror inset, central island housing Siemans induction hob with extractor fan over, storage cupboards and breakfast bar style seating, feature lantern roof light well, double glazed sliding patio doors to the rear and side elevations leading out to the rear garden and terrace. Speakers and sunken spotlights to ceiling, stone tiled floor covering with underfloor heating, door leading Utility / Garage / Gym, pocket sliding door leading into Sitting Room. Sitting Room 14’09 x 13’05 Full height bespoke media wall with display shelving and storage cupboards, double glazed window to rear elevation, recess spotlights and speakers to ceiling, underfloor heating. Utility Room: 7’03 x 5’06 Modern range of fitted units with second stainless steel sink unit with contemporary mixer tap and complementary natural stone work surface, plumbing for washing machine, space for tumble dryer (stack), recess spotlights to ceiling, stone tile floor covering and door leading through to garage. Garage / Gym: 16’07 x 12’02 (Max excluding storage cupboards) Electric roller style garage door, wall mounted electric radiator, floor to ceiling fitted storage cupboards, power and light, gym style floor covering, First Floor Landing ‘L’ shaped landing with dual aspect double glazed windows to front and side elevation, two double panel radiators, built in fitted linen cupboard with shelving, stairs rising to the second-floor accommodation, doors leading off to the following rooms; Master Bedroom: 14’00 x 12’09 (Max) Bespoke mirrored fitted headboards, double glazed window to front elevation, double panel radiator, recess spotlights to ceiling, doors leading off to the following rooms; Dressing Room: 12’08 x 9’06 Bespoke range of full height fitted wardrobes with built in hanging rails, draw units, shoe display all with LED feature lighting, island with concealed dressing table and mirror, extra drawers and storage, double glazed window to rear elevation, double panel radiator, speaker and central light to ceiling, door leading through to shower room. Shower Room: 8’08 x 4’08 Modern suite comprising large walk in shower with glass screen, low level W.C, Duravit floating wash hand basin with mixer tap and vanity drawer unit under, wall mounted chrome heated towel rail, double glazed frosted window to rear elevation, recess spotlights to ceiling, fully tiled walls and floor covering. En-Suite Bathroom: 8’08 x 7’05 Modern white suite comprising large shower cubicle with glass door, deep feature bath with side mixer tap, low level W.C, large floating Duravit wash hand basin with contemporary mixer tap and vanity drawer unit under, chrome heated towel rail, double glazed frosted window to rear elevation, recess spotlights to ceiling, fully tiled walls and floor covering. Bedroom Two: 17’11 x 15’06 (Max into door recess) Large feature double glazed window to front elevation, dual aspect double glazed window to side elevation, double panel radiator, opening through to dressing room with open wardrobes hanging space and useful shelving with storage above, door leading into En-Suite Shower Room. En-Suite Shower Room: 11’00 x 5’09 Beautiful modern suite comprising large walk in rainfall shower with Crittall style glass shower screen, cosmetic display with feature LED lighting, large floating Duravit wash hand basin with mixer tap and vanity drawer unit under, low level W.C with concealed cistern, double glazed frosted window to side elevation, wall mounted heated towel rail, sunken spotlights to ceiling, fully tiled walls and floor covering, with underfloor heating. Bedroom Three: 14’09 x 13’05 (Max into door recess) Double glazed window to rear elevation, double panel radiator, recess spotlights to ceiling, door leading through to En-Suite Shower Room. En-Suite Shower Room: 9’05 x 4’09 (Max into shower) Stunning modern suite comprising walk in shower with glass screen, large floating Duravit wash hand basin with contemporary mixer tap and vanity drawer unit under, low level W.C, chrome heated towel rail, double glazed frosted window to side elevation, recess spotlights to ceiling, fully tiled walls and floor covering. Second Floor Wall mounted double panel radiator, recess spotlights to ceiling, doors leading off to following rooms; Storage Room / Versatile Space: 15’11 x 10’11 (into eves, reduced head height, narrowing to 3’11) Two ceiling light points, double panel radiator. Bedroom Four: 21’04 x 15’06 (Excluding door entrance/ dressing area, Max into eves) Four Velux skylight windows to ceiling, feature double glazed triangular window to rear elevation, double panel radiator, fitted dressing table into recess, recess spotlights to ceiling, doors leading off to the following rooms; En-Suite Shower Room: 9’01 x 5’08 (Max) Modern white suite comprising large walk in shower with glass screen, cosmetic display with feature LED lighting, Velux skylight window to ceiling, floating wash hand basin with contemporary mixer tap and vanity drawer unit under, low level W.C, chrome heated towel rail, recess spotlights to ceiling, fully tiled walls and floor covering. Comms / Storage Room: Power, light and additional storage. Externally: To the front, the property is approached via electric gates leading to a private driveway for several vehicles. A good size, well stocked feature flower bed, hedges and panel fencing define the boundary, access to rear of the property is via both sides which are gated. To the rear, the garden is a good size and mainly lawned, steps lead up to the slightly elevate, flat rear garden. There is large, flagged patio ideal for alfresco dining. The garden is fully enclosed by timbre built fencing and established trees to the rear add an extra layer of privacy, solar panels to roof. Directions: SK9 4AW Tenure: Freehold Viewings by appointment only via LY Property Viewing is an absolute MUST! Disclaimer: These details do not constitute or form part of an offer or contract nor may they be regarded as representations. All dimensions or square footage are approximate for guidance only, their accuracy cannot be confirmed. Reference to appliances and / or services does not imply that they are necessarily in working order or fit for purpose or included in the sale. Buyers are advised to obtain verification from their solicitors as to the tenure of the property, as well as fixtures and fittings and where the property has been extended / converted as to planning approval and building regulations. All interested parties must themselves verify their accuracy. ## Property Photos - ![Photo](/listings/photos/90494025/1270933) - ![Photo](/listings/photos/90494025/1270934) - ![Photo](/listings/photos/90494025/1270935) - ![Photo](/listings/photos/90494025/1270936) - ![Photo](/listings/photos/90494025/1270937) - ![Photo](/listings/photos/90494025/1270938) - ![Photo](/listings/photos/90494025/1270939) - ![Photo](/listings/photos/90494025/1270940) - ![Photo](/listings/photos/90494025/1270941) - ![Photo](/listings/photos/90494025/1270942) - ![Photo](/listings/photos/90494025/1270943) - ![Photo](/listings/photos/90494025/1270944) - ![Photo](/listings/photos/90494025/1270945) - ![Photo](/listings/photos/90494025/1270946) - ![Photo](/listings/photos/90494025/1270947) - ![Photo](/listings/photos/90494025/1270948) - ![Photo](/listings/photos/90494025/1270949) - ![Photo](/listings/photos/90494025/1270950) - ![Photo](/listings/photos/90494025/1270951) - ![Photo](/listings/photos/90494025/1270952) - ![Photo](/listings/photos/90494025/1270953) - ![Photo](/listings/photos/90494025/1270954) - ![Photo](/listings/photos/90494025/1270955) - ![Photo](/listings/photos/90494025/1270956) - ![Photo](/listings/photos/90494025/1270957) - ![Photo](/listings/photos/90494025/1270958) - ![Photo](/listings/photos/90494025/1270959) - ![Photo](/listings/photos/90494025/1270960) - ![Photo](/listings/photos/90494025/1270961) - ![Photo](/listings/photos/90494025/1270962) - ![Photo](/listings/photos/90494025/1270963) - ![Photo](/listings/photos/90494025/1270964) - ![Photo](/listings/photos/90494025/1270965) - ![Photo](/listings/photos/90494025/1270966) - ![Photo](/listings/photos/90494025/1270967) - ![Photo](/listings/photos/90494025/1270968) - ![Photo](/listings/photos/90494025/1270969) ## Floorplans - ![Floorplan 1](/listings/photos/90494025/1270970) - Floorplan 1 ## EPC Graphs - ![EPC 1](/listings/photos/90494025/1270971) - EPC 1 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 12B BOLLIN HILL, WILMSLOW, CHESHIRE EAST, SK9 4AW | £1,695,000 | 28/11/2022 | 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 | |---------|-------|------|------| | 59 GRANGE PARK AVENUE, WILMSLOW, CHESHIRE EAST, SK9 4AL | £650,000 | 17/12/2025 | Detached | | 34 GRANGE PARK AVENUE, WILMSLOW, CHESHIRE EAST, SK9 4AJ | £736,000 | 10/12/2025 | Detached | | 12 STYAL ROAD, WILMSLOW, CHESHIRE EAST, SK9 4AE | £800,000 | 29/05/2025 | Detached | | [Same street] 6A BOLLIN HILL, WILMSLOW, CHESHIRE EAST, SK9 4AW | £1,600,000 | 16/05/2025 | Other | | [Same street] 6A BOLLIN HILL, WILMSLOW, CHESHIRE EAST, SK9 4AW | £450,000 | 26/01/2024 | Other | | 24 MOUNT PLEASANT, LACEY GREEN, WILMSLOW, CHESHIRE EAST, SK9 4AP | £645,000 | 23/11/2023 | Detached | | 48 GRANGE PARK AVENUE, WILMSLOW, CHESHIRE EAST, SK9 4AL | £685,000 | 14/12/2022 | Detached | | [Same street] 12A BOLLIN HILL, WILMSLOW, CHESHIRE EAST, SK9 4AW | £1,730,000 | 05/12/2022 | Detached | | 33 BOLLIN HILL, WILMSLOW, CHESHIRE EAST, SK9 4AN | £1,210,000 | 12/05/2022 | Detached | | 1 OLD ROAD, WILMSLOW, CHESHIRE EAST, SK9 4AD | £1,900,000 | 08/04/2022 | Detached | | 22 STYAL ROAD, WILMSLOW, CHESHIRE EAST, SK9 4AG | £1,200,000 | 24/03/2022 | Detached | | 54 STYAL ROAD, WILMSLOW, CHESHIRE EAST, SK9 4AQ | £795,000 | 18/02/2022 | Detached | | 21 STYAL ROAD, WILMSLOW, CHESHIRE EAST, SK9 4AG | £1,730,000 | 30/07/2021 | Detached | **Street average:** £1,260,000 (3 sales) **Area average:** £1,035,100 (10 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £951,329 (98 Detached, SK9, 2024–2026) - **Deviation:** +126% ## Rental Range *ONS Price Index of Private Rents (Cheshire East). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £881/mo - **Realistic:** £979/mo - **Optimistic:** £1,077/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for West Pennine (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £760/mo ## Rental Comparables *Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.* | Title | Rent | Beds | Distance | As seen on | |------|------|------|------|------| | 4 Bed Terraced House, Alveston Drive, SK9 | £2,450/mo | 4 | 0.48 miles | OpenRent | **Average rent: £2,450/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.11% (weak for cashflow) - **Max investor price (0.8%):** £306,250 - **Target investor price (1%):** £245,000 *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 £2,450/mo).* - **Gross yield:** 1.4% - **Cost-to-rent:** 73.1× - **Monthly cashflow:** £-6,287/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -12.1% *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).* ## Price per Square Metre - **£/m²:** £6,782/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 35.7% - **10y growth:** 49.8% ## House Price Index (HM Land Registry) *Official index for Cheshire East; Detached series; as of April 2026.* - **1y growth (index):** 0.9% - **5y growth (index):** 20.9% - **10y growth (index):** 48.3% ## 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)