# 3 bedroom detached house for sale (WA16 8FN)

## Property Details

| Key | Value |
|-----|-------|
| Address | Wildgoose Avenue Knutsford Cheshire WA16 8FN |
| Price | £489,995 |
| Bedrooms | 3 |
| Council tax | D |

## Description

**Plot 117 (The Sawyer)** - priced at £489,995

**Choose a place that feels like home**

A new Bellway home's waiting for you. You can almost hear the pitter patter of paws on the new flooring, the music blaring from the not-so-little-one's bedroom, the smell of home-cooked food drifting through from the personalised kitchen. It's time to bring your new Bellway home to life. Selected plots across our developments are offering huge savings* - get in touch with our team to find out more.

*All incentives are valid on selected plots only, while stocks last, subject to availability, and applicable on new reservations only. Cannot be applied in conjunction with any other offers or selling schemes. Reservations must be made on or before 25th May 2026. We reserve the right to withdraw these offers at any time. For full terms and conditions, visit the Bellway website.

**An award-winning site manager**

This site is overseen by award-winning site manager, Gavin James, who recently received a Pride in the Job 2024 award. Only the top 5% of UK site managers receive this accolade from the National House Building Council (NHBC), making this prestigious honour the most highly regarded competition in our industry.

**About the Home**

Featuring a traditional, cross-gable roof design and an integral garage, **The Sawyer** has immediate appeal from the outside, yet on the inside, this 3-bedroom home feels truly magnificent. Planned with the particular needs of a **family with older children** in mind, The Sawyer is also well-suited to first-time buyers or couples looking for the perfect ‘forever home’ to cherish.  

The entrance hallway immediately leads into the front-facing, **formal living room**, which is ideal for hosting guests, family movie nights, or keeping children’s toys well-contained. Through the living room is the inner hallway, with the staircase to the upstairs, a conveniently-situated cloakroom, and inviting double doors opening into kitchen, dining and family area.  

With its impressive, **feature bay window with French doors** to the rear garden, the **open-plan kitchen, dining and family area** is the heart of The Sawyer and designed to draw the family together. Its U-shaped kitchen will be a delight for anyone who loves to spend time cooking, and there is space included in the layout for a substantial dining table, as well as to create a snug space for relaxing.  

There is an understairs storage cupboard in the family area, useful for hiding away coats, shoes and bulky appliances. Entrance to the **integral garage** is from the outside, which makes accessing gardening or home maintenance tools easy.  

Upstairs, all three bedrooms are double in size and radiate out from the landing. Bedroom 1 looks out over the front of the home, and has an **en-suite shower room**. The second and third bedrooms are served by the **family bathroom**, which has a dual access; a door directly to the bathroom from bedroom 2 would be a welcome feature for an older child or teenager who would like more privacy. The first floor is completed by a storage cupboard on the landing, to help keep towels and linens well organised.

**Additional information**

Estate Management Charge: NoneInternal Area: 1061 sq. ft.Annual service charge: £208.00Council tax band: DTenure: FreeholdPredicted EPC rating: BPredicted completion window: Summer 2026

The additional information provided for council tax, service charges and ground rents (where applicable) is only an estimation. Please check with your Sales Advisor for more specific details.

**About the Development**

Park Gate Village is situated near to the village of Knutsford, within easy reach of major towns and cities in the area – ideal for those looking to commute, as well as a range of other potential homeowners. This development is home to an exclusive range of 2, 3, and 4-bedroom properties, each of which will be designed under our first-class Artisan specification.

Register your interest of our properties in Knutsford today!

**Why Buy With Bellway?**

At Bellway we have always built attractive and desirable new homes.  That's why we've become one of the five largest builders in Britain. But now there's even more reason to choose a Bellway home.

To make the whole process of selling and buying easier, we've put together a range of services to make your move as hassle free as possible.

**Express Mover**

**"We have a home to sell"**

Sell your home quicker with **no estate agent fees.**^

Our Intermediate Management Agent will work with a local estate agent to market your home at an agreed price.

You could soon be moving into your new dream home, start your journey with us today.

**Low-cost mortgage** 

Looking for a low-cost mortgage solution? With Own New, you could lower your monthly repayment costs – making that move to a brand-new home more affordable. Just speak with a sales advisor at this development to find out more.

**This Sales Centre is open**

Our sales centre is open for drop-in visits. 

Should you wish to have dedicated time with our Sales Advisor, please book an appointment before visiting us.

**Sales office opening hours**

**Monday** 10:00 - 17:00

**Tuesday** closed

**Wednesday** closed

**Thursday** 10:00 - 19:00

**Friday** 10:00 - 17:00

**Saturday** 10:00 - 17:00

**Sunday** 11:00 - 17:00

^All offers apply to specific plots and selected developments only. Terms and conditions apply. Contact your Bellway sales advisor to find out more or see terms and conditions on our Bellway website. Express Mover and Part Exchange scheme offers are subject to status, availability and eligibility. Bellway reserve the right to refuse a Part Exchange. Any promoted offer is subject to contract. 10-year NHBC Buildmark policy. This includes deposit protection from exchange of contracts, a two-year builder warranty from legal completion, and then eight years of structural defects insurance cover.*

## Property Photos

- ![Typical photography](/listings/photos/174501059/121577) - Typical photography
- ![Typical photography](/listings/photos/174501059/121578) - Typical photography
- ![CGI](/listings/photos/174501059/121579) - CGI
- ![Typical photography](/listings/photos/174501059/121580) - Typical photography
- ![Showhome Photography](/listings/photos/174501059/121581) - Showhome Photography
- ![Typical photography](/listings/photos/174501059/121582) - Typical photography
- ![Typical photography](/listings/photos/174501059/121583) - Typical photography
- ![Typical photography](/listings/photos/174501059/121584) - Typical photography
- ![Typical photography](/listings/photos/174501059/121585) - Typical photography

## Floorplans

- ![Ground floor plan](/listings/photos/174501059/121586) - Ground floor plan
- ![First floor plan](/listings/photos/174501059/121587) - First floor plan

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £865,297 (51 Detached, WA16, 2024–2026)
- **Deviation:** -43.4%

## Rental Range

*ONS Price Index of Private Rents (Cheshire East). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £878/mo
- **Realistic:** £975/mo
- **Optimistic:** £1,073/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for East Lancs (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £593/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 |
|------|------|------|------|------|
| 3 Bed Semi-Detached House, Montmorency Road, WA16 | £1,450/mo | 3 | 0.25 miles | OpenRent |

**Average rent: £1,450/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.3% (weak for cashflow)
- **Max investor price (0.8%):** £181,250
- **Target investor price (1%):** £145,000

*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 £1,450/mo).*

- **Gross yield:** 3.6%
- **Cost-to-rent:** 28.2×
- **Monthly cashflow:** £-650/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -5.5%

*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:** 27.3%
- **10y growth:** 82.8%

## 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)