# 5 bedroom detached house for sale (CW6 9EF) ## Property Details | Key | Value | |-----|-------| | Address | RACECOURSE HOUSE, RACECOURSE LANE, TARPORLEY, COTEBROOK, CHESHIRE WEST AND CHESTER CW6 9EF | | Price | £2,500,000 | | Bedrooms | 5 | | Bathrooms | 5 | | Council tax | G | | Construction age | England and Wales: 2012 onwards | | Floor area | 652 m² | | Last sold | £1,675,000 Feb 2021 | ## Description Situated in a sought-after quiet picturesque location with undisturbed views across open farmland, an outstanding and extended Georgian-style detached family residence with over 6,000 sq.ft. of exceptional flexible accommodation across three floors, including a self-contained apartment, and high specification throughout. The property is set in approximately 1.4 acres of beautifully landscaped south-west facing private gardens with great entertainment space. The electric gated entrance opens onto the sweeping driveway providing extensive parking and leads to the integral triple garage and large barn with stables and garden store. **Location** - Cotebrook is a quiet hamlet position just outside of Eaton and has two public houses, Shire Horse attraction centre and a petrol station with store. Nearby is the popular village of Little Budworth that houses two public houses, church, and its own picturesque country park ideal for both walkers and horse riders. Close by there is the well renowned Hollies Farm Shop which provides local produce, Oulton Park, and Cheshire Polo Club. Close by the award-winning village of Tarporley, is renowned for its Historic High Street which is located approximately 12 miles from Chester and offers a superb range of amenities including fashion boutiques, art galleries, DIY, florists, hairdressers, chemist, hospital, petrol station and other general stores. There is also a range of pleasant restaurants and public houses, which complete the thriving village. Additionally, Tarporley has the added benefit of two highly regarded Golf courses. Tarporley has its own two churches and both a primary and a secondary school which has an 'Outstanding' Ofsted report. There is easy access to the surrounding villages, motorway and railway networks, which give access to the north and south of the UK. **In Further Details The Accommodation Comprises:-** - Please note that we have not checked any of the appliances or the central heating system included in the sale (if any). All prospective purchasers should satisfy themselves on this point prior to entering the contract. **Ground Floor** - **Entrance Hall** - **Separate Wc** - **Lounge** - 9.31 (into bay) x 5.12 (30'6" (into bay) x 16'9") - **Swimming Pool** - 6.95 x 4.33 (22'9" x 14'2") - **Living Room** - 6.80 x 4.65 (22'3" x 15'3") - **Breakfast Dining Kitchen** - 9.60 x 5.45 (31'5" x 17'10") - **Utility/Boom Room** - **Lower Ground Floor** - **Hallway** - **Cinema** - 6.80 x 4.62 (22'3" x 15'1") - **Sitting Area** - 3.10 x 2.69 (10'2" x 8'9") - **Bar** - 4.65 x 4.12 (15'3" x 13'6") - **Playroom** - 5.30 (max) x 3.91 (17'4" (max) x 12'9") - **Gym** - 4.51 x 4.03 (max) (14'9" x 13'2" (max)) - **Shower Room** - **Sauna** - **Utility/Pantry** - 5.32 x 3.78 (17'5" x 12'4") - **Boiler Room** - 3.25 x 3.10 (10'7" x 10'2") - **First Floor** - **Landing** - **Bedroom One** - 5.26 x 3.95 (17'3" x 12'11") - **Balcony** - **Dressing Room** - 6.13 x 1.70 (20'1" x 5'6") - **En-Suite** - 2.61 x 2.59 (8'6" x 8'5") - **Bedroom Two** - 4.83 (max) x 3.96 (15'10" (max) x 12'11") - **Balcony** - **En-Suite** - 2.74 x 1.38 (8'11" x 4'6") - **Bedroom Three** - 4.51 x 3.64 (14'9" x 11'11") - **Bedroom Four** - 4.51 x 3.86 (max) (14'9" x 12'7" (max)) - **Self-Contained Apartment** - **Home Office/Living Room** - 5.23 x 4.97 (17'1" x 16'3") - **Bedroom** - 3.06 x 2.87 (10'0" x 9'4") - **En-Suite** - 2.80 x 1.99 (9'2" x 6'6") - **Outside** - **Gardens** - **Integral Triple Garage** - 8.43 x 5.95 (27'7" x 19'6") - **Pellet Store** - **Large Barn** - **Stable One** - 5.18 x 4.11 (16'11" x 13'5") - **Stable Two/Store** - 5.18 x 3.99 (16'11" x 13'1") - **Stable Three** - 5.18 x 4.00 (16'11" x 13'1") - **Garden Store** - 8.01 x 5.11 (26'3" x 16'9") - **Tenure** - Freehold. Subject to verification by Vendor's Solicitor. **Services (Not Tested)** - We believe that mains water, electricity, bio-mass central heating and drainage are connected. Please note:- There are solar panels installed at the property. **Local Authority** - Cheshire West And Chester Council. Council Tax – Band G. **Post Code** - CW6 9EF **Possession** - Vacant possession upon completion. **Viewing** - Viewing strictly by appointment through the Agents. ## Property Photos - ![Racecourse Farm-097.jpg](/listings/photos/168189968/18704) - Racecourse Farm-097.jpg - ![Racecourse Farm-016.jpg](/listings/photos/168189968/18705) - Racecourse Farm-016.jpg - ![Racecourse Farm-120.jpg](/listings/photos/168189968/18706) - Racecourse Farm-120.jpg - ![Racecourse Farm-054.jpg](/listings/photos/168189968/18707) - Racecourse Farm-054.jpg - ![Racecourse Farm-038.jpg](/listings/photos/168189968/18708) - Racecourse Farm-038.jpg - ![Racecourse Farm-040.jpg](/listings/photos/168189968/18709) - Racecourse Farm-040.jpg - ![Racecourse Farm-037.jpg](/listings/photos/168189968/18710) - Racecourse Farm-037.jpg - ![Racecourse Farm-026.jpg](/listings/photos/168189968/18711) - Racecourse Farm-026.jpg - ![Racecourse Farm-030.jpg](/listings/photos/168189968/18712) - Racecourse Farm-030.jpg - ![Racecourse Farm-034.jpg](/listings/photos/168189968/18713) - 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Walled Garden.jpeg - ![Racecourse Farm-106.jpg](/listings/photos/168189968/18885) - Racecourse Farm-106.jpg - ![Racecourse Farm-108.jpg](/listings/photos/168189968/18888) - Racecourse Farm-108.jpg ## Floorplans - ![RacecourseFarm-plan.jpg](/listings/photos/168189968/18890) - RacecourseFarm-plan.jpg - ![RacecourseFarmOutbuildings-plan.jpg](/listings/photos/168189968/18893) - RacecourseFarmOutbuildings-plan.jpg - ![Racecourse Farm.jpg](/listings/photos/168189968/18895) - Racecourse Farm.jpg ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | RACECOURSE HOUSE RACECOURSE LANE, COTEBROOK, TARPORLEY, CHESHIRE WEST AND CHESTER, CW6 9EF | £1,675,000 | 04/02/2021 | Detached | | RACECOURSE HOUSE RACECOURSE LANE, COTEBROOK, TARPORLEY, CHESHIRE WEST AND CHESTER, CW6 9EF | £400,000 | 19/06/2009 | 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 | |---------|-------|------|------| | RACECOURSE LODGE RACECOURSE LANE, COTEBROOK, TARPORLEY, CHESHIRE WEST AND CHESTER, CW6 9EF | £700,000 | 18/10/2023 | Detached | | FOXCOTE SADLERS LANE, COTEBROOK, TARPORLEY, CHESHIRE WEST AND CHESTER, CW6 0LG | £1,445,000 | 09/08/2021 | Detached | **Area average:** £1,072,500 (2 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £747,172 (28 Detached, CW6, 2024–2026) - **Deviation:** +234.6% ## 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 Lancaster (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £723/mo ## 1% Rule - **Rent ratio:** 0.04% (weak for cashflow) - **Max investor price (0.8%):** £120,750 - **Target investor price (1%):** £96,600 *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:** £3,834/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 54.7% - **10y growth:** 82.3% ## 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)