# 5 bedroom detached house for sale (WA16 6QF) ## Property Details | Key | Value | |-----|-------| | Address | BROOMLEIGH, MERESIDE ROAD, KNUTSFORD, MERE, CHESHIRE EAST WA16 6QF | | Price | £1,395,000 | | Bedrooms | 5 | | Bathrooms | 3 | | Council tax | G | | Construction age | England and Wales: 1967-1975 | | Floor area | 229 m² | | Last sold | £1,087,500 Dec 2019 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** C - **Expiry date:** 27/10/2029 - **Current heating cost:** £1,348/year - **Est. upgrade cost to C:** £11,065 ### Recommendations - B (£500 - £1,500) - W2 (£4,000 - £6,000) - E (£165) - G (£350 - £450) - U (£3,500 - £5,500) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2988-6932-6210-6781-4900) ## Description A spacious, detached five bedroom family house in a superb position in this popular and prestigious parish, just a stones throw from Tatton Park and conveniently placed for both Knutsford and Hale. Broomleigh is an attractive detached house standing in private, gated gardens with remote control entry gates and parking on a gravelled driveway for a number of cars and with a detached double garage. The lawned gardens extend to both the front and the rear of the house, are well proportioned, landscaped and with a terrace to the rear of the kitchen and family area. The accommodation is ideal for a family, well balanced with three spacious ground floor reception rooms, and with five bedrooms and three bathrooms at first floor level. The house has been significantly improved over the course of the last few years and is presented in really good fashion throughout. An attractive tiled floor runs through the entrance hall into the kitchen space, there is a remodelled ground floor WC with matching tiling and mirrored walls, and the three great reception rooms include a good sized lounge which overlooks the front with a natural stone fireplace and living flame gas fire, a smaller, adjacent family room with a range of fitted cabinets and a bay window with window seat and seating under. The impressive kitchen/breakfast/family room has a lovely hand painted kitchen with a large central island with stone style tops, two sinks and a Quooker hot tap. The range of appliances include a Miele oven, grey two oven Aga cooker and an American fridge freezer. There is breakfast bar seating around the island and french doors lead out to the terrace and garden. The adjacent family room is open to the kitchen area with a smart, oak style floor, matching french doors to the terrace and a range of bespoke shelving astride the chimney breast with a large wood burning stove. A utility room also leads off the hall with fitted cupboards and a door to the drive. The first floor landing gives access to each of the bedrooms - the main bedroom is of a good size with two windows overlooking the rear, built-in double wardrobe and an en suite shower room. The adjacent former fifth bedroom has been converted for the present owners into a dressing room (although could easily be re instated), with a range of three-quarter height bespoke wardrobes with dressing table. The second bedroom is another large double with a range of built-in wardrobes and an en suite shower room and the two further remaining bedrooms, both of a good size, share a family bathroom with oversized bath and separate walk-in shower cubicle. Mere is a very popular and sought after area, home to some of the regions most prestigious houses, which border The Mere Golf Resort and the lake, which forms it’s centre piece. Access to Knutsford is just a couple of minutes by car with Hale around 10 minutes away and Tatton Park, a fabulous amenity space, is literally across the road. EPC Rating: D ## Property Photos - ![Photo](/listings/photos/159321167/26379) - ![Photo](/listings/photos/159321167/26382) - ![Photo](/listings/photos/159321167/26384) - ![Photo](/listings/photos/159321167/26388) - ![Photo](/listings/photos/159321167/26390) - ![Photo](/listings/photos/159321167/26392) - ![Photo](/listings/photos/159321167/26395) - ![Photo](/listings/photos/159321167/26399) - ![Photo](/listings/photos/159321167/26402) - ![Photo](/listings/photos/159321167/26405) - ![Photo](/listings/photos/159321167/26408) - ![Photo](/listings/photos/159321167/26410) - ![Photo](/listings/photos/159321167/26413) - ![Photo](/listings/photos/159321167/26416) - ![Photo](/listings/photos/159321167/26421) - ![Photo](/listings/photos/159321167/26424) - ![Photo](/listings/photos/159321167/26427) - ![Photo](/listings/photos/159321167/26430) - ![Photo](/listings/photos/159321167/26433) - ![Photo](/listings/photos/159321167/26436) - ![Photo](/listings/photos/159321167/26439) - ![Photo](/listings/photos/159321167/26442) - ![Photo](/listings/photos/159321167/26444) - ![Photo](/listings/photos/159321167/26446) - ![Photo](/listings/photos/159321167/26449) - ![Photo](/listings/photos/159321167/26453) - ![Photo](/listings/photos/159321167/26456) - ![Photo](/listings/photos/159321167/26459) - ![Photo](/listings/photos/159321167/26464) - ![Photo](/listings/photos/159321167/26467) - ![Photo](/listings/photos/159321167/26470) - ![Photo](/listings/photos/159321167/26473) - ![Photo](/listings/photos/159321167/26477) - ![Photo](/listings/photos/159321167/26480) ## Floorplans - ![All](/listings/photos/159321167/26484) - All ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | BROOMLEIGH MERESIDE ROAD, MERE, KNUTSFORD, CHESHIRE EAST, WA16 6QF | £1,087,500 | 20/12/2019 | Detached | | BROOMLEIGH MERESIDE ROAD, MERE, KNUTSFORD, CHESHIRE EAST, WA16 6QF | £829,000 | 12/06/2014 | 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 | |---------|-------|------|------| | MAPLE HOUSE CLAMHUNGER LANE, MERE, KNUTSFORD, CHESHIRE EAST, WA16 6QG | £2,800,000 | 23/01/2026 | Detached | | 7 STEADINGS RISE, MERE, KNUTSFORD, CHESHIRE EAST, WA16 0WB | £1,300,000 | 01/07/2024 | Detached | | [Same street] TOLL BAR MERESIDE ROAD, MERE, KNUTSFORD, CHESHIRE EAST, WA16 6QF | £1,330,000 | 08/03/2024 | Detached | | 5 STEADINGS RISE, MERE, KNUTSFORD, CHESHIRE EAST, WA16 0WB | £1,100,000 | 31/03/2023 | Detached | | MOSS VIEW FARM WARRINGTON ROAD, MERE, KNUTSFORD, CHESHIRE EAST, WA16 0TB | £1,350,000 | 15/11/2022 | Detached | | [Same street] ROSE COTTAGE MERESIDE ROAD, MERE, KNUTSFORD, CHESHIRE EAST, WA16 6QF | £1,010,000 | 30/09/2022 | Detached | | RAVENSTONE CLAMHUNGER LANE, MERE, KNUTSFORD, CHESHIRE EAST, WA16 6QG | £1,620,000 | 25/03/2022 | Detached | **Street average:** £1,170,000 (2 sales) **Area average:** £1,634,000 (5 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £865,297 (51 Detached, WA16, 2024–2026) - **Deviation:** +61.2% ## 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 East Lancs (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £793/mo ## 1% Rule - **Rent ratio:** 0.07% (weak for cashflow) - **Max investor price (0.8%):** £122,375 - **Target investor price (1%):** £97,900 *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:** £6,092/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 1.4% - **10y growth:** 58.9% ## 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)