# 3 bedroom detached house for sale (WA16 8FN) ## Property Details | Key | Value | |-----|-------| | Address | 23 HAMMAN DRIVE, KNUTSFORD, CHESHIRE EAST WA16 8FN | | Price | £470,000 | | Bedrooms | 3 | | Bathrooms | 2 | | Floor area | 97 m² | | Last sold | £490,995 Oct 2023 | ## EPC Rating & Upgrade Cost - **Current rating:** B - **Potential rating:** A - **Expiry date:** 23/08/2033 - **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/2037-5238-6000-0804-6222) ## Description Situated within the desirable Bellway-built Parkgate Village, this attractive detached property provides a smart and versatile layout designed to suit modern lifestyles. The ground floor is centred around an open and sociable kitchen dining space, thoughtfully arranged with integrated appliances and room to dine and relax. French doors connect the living area seamlessly to the rear garden, making the space ideal for entertaining and summer use. A separate utility room adds everyday practicality and offers direct access outside, while additional built-in storage ensures the home remains clutter-free. A separate lounge is positioned to the front of the house, benefitting from dual aspects and fitted shutters, creating a comfortable and welcoming environment away from the main living space. A neatly finished cloakroom/W.C is conveniently located off the entrance hall. The first floor hosts three well-sized bedrooms, including two doubles and a particularly spacious third bedroom, offering flexibility for home working or guest use. The main bedroom is complemented by fitted wardrobes and a modern ensuite, while a stylish family bathroom serves the remaining rooms. Externally, the property enjoys excellent kerb appeal with a driveway providing off-road parking, an EV charging point, and access to a detached garage. The rear garden is larger than typically found on the development and is mainly laid to lawn, offering a fantastic space for children, social gatherings, or potential future expansion, subject to the necessary approvals. This is a home that combines modern comfort with long-term adaptability, making it an appealing choice for buyers seeking space, quality, and a sought-after location. **Key Points** **Detached three-bedroom home** **Larger-than-average garden plot** **Popular Parkgate Village development** **Open-plan kitchen dining living space** **Separate front-facing lounge** **Utility room & ground floor W.C** **Principal bedroom with ensuite** **Driveway, detached garage & EV charger** **Scope to extend (subject to consent)****** **Secure Sale & Buyer Information Pack Disclosure** This property is being marketed with a Secure Sale Pack, designed to help speed up the transaction and provide greater certainty for both buyers and sellers. As part of this process, key legal searches are ordered at the point the property is listed, rather than after a sale is agreed. This work, which can typically take several weeks in a standard transaction, is prepared upfront and made available to the successful buyer as part of their legal due diligence. To proceed with an offer, the successful buyer will be required to purchase the Buyer Information Pack at a cost of £325 + VAT. This pack includes the searches and supporting legal information that a buyer would usually need to obtain separately after agreeing a purchase. In addition, and in line with UK Anti-Money Laundering regulations, all purchasers and any giftors contributing funds must complete AML (Anti-Money Laundering) checks. These checks are payable separately and are required before the transaction can progress. This upfront approach helps: Reduce delays once an offer is agreed Improve transparency for all parties Support a smoother and more reliable sales process **Disclaimer Statement: ** These property particulars are issued in good faith but do not form part of any offer or contract. All descriptions, floorplans, photographs and other information are provided as a guide only and may not be exact. Buyers are advised to verify key facts such as tenure, planning permissions, fixtures and fittings, lease length, ground rent, service charges, council tax band and energy performance rating through their legal representative. Where applicable, this property is marketed with a Secure Sale Pack, designed to support a faster and more transparent transaction. The successful buyer will be required to purchase the Buyer Information Pack at a cost of £325 + VAT (£390 including VAT) in order to proceed with their offer. This pack includes key searches and supporting legal information that would ordinarily be obtained by a buyer after a sale is agreed. In line with UK Anti-Money Laundering regulations, all named purchasers and any giftors contributing funds must complete AML (Anti-Money Laundering) checks. The cost of AML checks is £20 + VAT per person (£24 including VAT) and is payable separately. All required AML checks must be completed before the transaction can progress. We have taken all reasonable steps to ensure the accuracy of this information. Material information is provided in line with current National Trading Standards guidance and relevant consumer protection legislation. Please contact us if you require clarification on any point before making a transactional decision. ## Property Photos - ![Photo](/listings/photos/171422720/176952) - ![Photo](/listings/photos/171422720/176956) - ![Photo](/listings/photos/171422720/176959) - ![Photo](/listings/photos/171422720/176965) - ![Photo](/listings/photos/171422720/176968) - ![Photo](/listings/photos/171422720/176973) - ![Photo](/listings/photos/171422720/176975) - ![Photo](/listings/photos/171422720/176979) - ![Photo](/listings/photos/171422720/176981) - ![Photo](/listings/photos/171422720/176985) - ![Photo](/listings/photos/171422720/176988) - ![Photo](/listings/photos/171422720/176990) - ![Photo](/listings/photos/171422720/176994) - ![Photo](/listings/photos/171422720/176998) - ![Photo](/listings/photos/171422720/177001) - ![Photo](/listings/photos/171422720/177006) - ![Photo](/listings/photos/171422720/177008) - ![Photo](/listings/photos/171422720/177012) - ![Photo](/listings/photos/171422720/177015) - ![Photo](/listings/photos/171422720/177017) - ![Photo](/listings/photos/171422720/177020) - ![Photo](/listings/photos/171422720/177023) - ![Photo](/listings/photos/171422720/177026) - ![Photo](/listings/photos/171422720/177029) - ![Photo](/listings/photos/171422720/177032) - ![Photo](/listings/photos/171422720/177036) - ![Photo](/listings/photos/171422720/177040) ## Floorplans - ![Floorplan 1](/listings/photos/171422720/177045) - Floorplan 1 ## EPC Graphs - ![EPC 1](/listings/photos/171422720/177052) - EPC 1 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 23 HAMMAN DRIVE, KNUTSFORD, CHESHIRE EAST, WA16 8FN | £490,995 | 13/10/2023 | 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 | |---------|-------|------|------| | [Same street] 49 HAMMAN DRIVE, KNUTSFORD, CHESHIRE EAST, WA16 8FN | £451,295 | 16/05/2025 | Semi-detached | | [Same street] 13 HAMMAN DRIVE, KNUTSFORD, CHESHIRE EAST, WA16 8FN | £474,995 | 08/09/2023 | Semi-detached | | [Same street] 37 HAMMAN DRIVE, KNUTSFORD, CHESHIRE EAST, WA16 8FN | £150,889 | 21/07/2023 | Terraced | | [Same street] 35 HAMMAN DRIVE, KNUTSFORD, CHESHIRE EAST, WA16 8FN | £150,889 | 21/07/2023 | Terraced | | [Same street] 33 HAMMAN DRIVE, KNUTSFORD, CHESHIRE EAST, WA16 8FN | £150,889 | 21/07/2023 | Terraced | | [Same street] 21 HAMMAN DRIVE, KNUTSFORD, CHESHIRE EAST, WA16 8FN | £487,995 | 21/07/2023 | Detached | | [Same street] 31 HAMMAN DRIVE, KNUTSFORD, CHESHIRE EAST, WA16 8FN | £150,889 | 29/06/2023 | Terraced | | [Same street] 29 HAMMAN DRIVE, KNUTSFORD, CHESHIRE EAST, WA16 8FN | £150,889 | 29/06/2023 | Terraced | | [Same street] 27 HAMMAN DRIVE, KNUTSFORD, CHESHIRE EAST, WA16 8FN | £150,889 | 29/06/2023 | Terraced | | [Same street] 25 HAMMAN DRIVE, KNUTSFORD, CHESHIRE EAST, WA16 8FN | £150,889 | 29/06/2023 | Terraced | | [Same street] 7 HAMMAN DRIVE, KNUTSFORD, CHESHIRE EAST, WA16 8FN | £459,995 | 22/12/2022 | Semi-detached | | [Same street] 5 HAMMAN DRIVE, KNUTSFORD, CHESHIRE EAST, WA16 8FN | £485,995 | 23/09/2022 | Detached | **Street average:** £284,708 (12 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £865,297 (51 Detached, WA16, 2024–2026) - **Deviation:** -45.7% ## 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:** 0.31% (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:** 3.7% - **Cost-to-rent:** 27× - **Monthly cashflow:** £-571/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -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).* ## Price per Square Metre - **£/m²:** £4,845/m² ## 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)