# 5 bedroom detached house for sale (SK9 7UL) ## Property Details | Key | Value | |-----|-------| | Address | THE WILLOWS, CHORLEY HALL LANE, ALDERLEY EDGE, CHESHIRE EAST SK9 7UL | | Price | £2,650,000 | | Bedrooms | 5 | | Bathrooms | 4 | | Last sold | £1,075,000 May 2024 | ## Description The Willows is an exceptional executive five-bedroom residence presented by Locate Estate Agent, set in the highly sought-after location of Alderley Edge. This impressive home offers an abundance of space and contemporary luxury, thoughtfully designed for modern family living. Arranged over three floors, the property boasts multiple elegant reception rooms alongside a truly showstopping open-plan snug, dining area, and bespoke Aspinall & Co kitchen with Lancanche Oven and Liebherr wine cooler perfect for both everyday living and entertaining. The five well-proportioned bedrooms are complemented by four beautifully appointed bathrooms, including a luxurious en-suite to the principal bedroom, ensuring comfort and convenience throughout. Positioned behind secure electric double gates, the property is approached via a sweeping driveway, creating a grand sense of arrival. The private grounds are equally impressive, featuring superbly maintained gardens and a stylish tiled patio area that provides the perfect setting for outdoor relaxation and entertaining. A standout feature is the self-contained annexe with its own bar and offering versatile accommodation ideal for guests, extended family, or home working. With Garage storage to the front. The Willows enjoys a prime position in Alderley Edge, renowned for its vibrant town centre, excellent motorway links, and a selection of highly regarded public and private schools, making it an ideal choice for families and professionals alike. This is a rare opportunity to acquire a stunning, turnkey home in one of the region’s most desirable locations. For further information or to book an internal inspection call the Locate team. Tenure Freehold Last sold date 24/05/2024 Local Authority Cheshire East Council Tax Band: G Annual Price: £4,091 Conservation Area No Flood Risk Very low Floor Area Mobile coverage EE Vodafone Three O2 Broadband Basic 15 Mbps Superfast 80 Mbps Ultrafast 1000 Mbps Satellite / Fibre TV Availability BT Sky Virgin Report Builder Comparable Material information - Disclaimers The information supplied in this listing is sourced from various third parties. Information is also requested from the Vendor. Whilst every effort is made to verify the information Locate Estate Agents assumes no responsibility or liability for any errors or omissions in the content provided in this listed. The information contained in this site is provided on an "as is" basis with no guarantees of completeness, accuracy, usefulness, or timeliness. Reasonable buyers should peruse Trading Standards guidance (attached or linked) and instruct both a Conveyancer and Surveyor at the earliest opportunity. Locate Estate Agent have not tested any appliances and services described in this property description and therefore take no legal responsibility for their function. We would advise having an independent inspection of all services and appliances relating to the property. All room sizes are approximate. PROPERTY MISDESCRIPTIONS ACT Under the Property Misdescription Act 1991, we endeavour to make our sales details accurate and reliable, but they should not be relied upon as statements or representations of fact and they do not constitute any part of an offer or contract these particulars are thought to be materially correct though their accuracy is not guaranteed & they do not form part of any contract. All links relating to Services which include: Council Tax banding and charges can be found on the Local Government Website. Tenure can be found by accessing the Land Registry Website. Property type: Material info pack on property advert Property construction: “Locate Estate Agents have had sight of the Property and made enquiries with the Vendor. However, no warranty is made as to this fact, and it is strongly recommended that a RICS Surveyor is instructed by a buyer to ascertain more details”. Material info pack on property advert Number and type of rooms (See property description) Utility suppliers: Material info pack on property advert. Sewerage: United Utilities Heating: Material info pack on property advert Broadband: Check with local providers Mobile signal coverage: Check with provider Parking: Material info pack on property advert Building safety: : “Locate Estate Agents is not qualified to comment on or give warranty regarding such matters and recommend that buyer’s instruct a qualified surveyor. Restrictions: “Locate Estate Agents is not qualified to comment on or give warranty regarding such matters and recommend that a Conveyancer is instructed at the earliest opportunity Info to be obtained from Conveyancer solicitors. Flood risk: “Locate Estate Agents is not qualified to comment on or give warranty regarding such matters and recommend that buyer’s read the guidance here [include link] and instruct any searches require via their Conveyancer at the earliest opportunity and recommend that buyer’s read the guidance on the Government website. Coastal erosion risk: “Locate Estate Agents is not qualified to comment on or give warranty regarding such matters and recommend that buyer’s read the guidance here [include link] and instruct any searches require via their Conveyancer at the earliest opportunity and recommend that buyer’s read any information relating to this on the Government website. Planning permission: See the Local Authority Planning Portal Accessibility /adaptations: Accessibility/adaptations Locate is not aware of any accessibility issues or adaptions relating to accessibility having been made at the Property. However, the buyer should rely on their own inspection and should undertake this at the earliest opportunity. See property description. Coalfield or Mining area: “Locate Estate Agents is not qualified to comment on or give warranty regarding such matters and recommend that buyer’s read the guidance here [include link] and instruct any searches require via their Conveyancer at the earliest opportunity and recommend that buyer’s read the guidance on the Government website. All room measurements are approximate only and must only be used as a guide. Energy performance certificate. Can be found on the EPC database or on the property advert. ## Property Photos - ![IMG_1737.JPG](/listings/photos/87977082/300207) - IMG_1737.JPG - ![IMG_1546.JPG](/listings/photos/87977082/300214) - IMG_1546.JPG - ![IMG_1540.JPG](/listings/photos/87977082/300215) - IMG_1540.JPG - ![IMG_1549.JPG](/listings/photos/87977082/300218) - IMG_1549.JPG - ![IMG_1552.JPG](/listings/photos/87977082/300220) - IMG_1552.JPG - ![IMG_1558.JPG](/listings/photos/87977082/300222) - IMG_1558.JPG - ![IMG_1559.JPG](/listings/photos/87977082/300223) - IMG_1559.JPG - ![IMG_1565.JPG](/listings/photos/87977082/300225) - IMG_1565.JPG - ![IMG_1570.JPG](/listings/photos/87977082/300227) - IMG_1570.JPG - ![IMG_1567.JPG](/listings/photos/87977082/300229) - IMG_1567.JPG - ![IMG_1571.JPG](/listings/photos/87977082/300231) - IMG_1571.JPG - ![IMG_1553.JPG](/listings/photos/87977082/300233) - IMG_1553.JPG - ![IMG_1576.JPG](/listings/photos/87977082/300235) - IMG_1576.JPG - ![IMG_1579.JPG](/listings/photos/87977082/300237) - 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IMG_1740.JPG ## Floorplans - ![CHL (1)](/listings/photos/87977082/300310) - CHL (1) ## EPC Graphs - ![EE](/listings/photos/87977082/300311) - EE - ![EI](/listings/photos/87977082/300312) - EI ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | THE WILLOWS CHORLEY HALL LANE, ALDERLEY EDGE, CHESHIRE EAST, SK9 7UL | £1,075,000 | 24/05/2024 | 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 | |---------|-------|------|------| | DURSLEY CHORLEY HALL LANE, ALDERLEY EDGE, CHESHIRE EAST, SK9 7UL | £1,565,000 | 26/03/2025 | Detached | | THE OAKS CHORLEY HALL LANE, ALDERLEY EDGE, CHESHIRE EAST, SK9 7UL | £1,460,000 | 30/10/2024 | Detached | | 71 REDESMERE DRIVE, ALDERLEY EDGE, CHESHIRE EAST, SK9 7UR | £1,200,000 | 03/04/2023 | Detached | | 2 WINDERMERE DRIVE, ALDERLEY EDGE, CHESHIRE EAST, SK9 7UP | £200,000 | 06/01/2023 | Detached | | 21 DOWNESWAY, ALDERLEY EDGE, CHESHIRE EAST, SK9 7XB | £675,000 | 25/11/2022 | Detached | | 4 THIRLMERE CLOSE, ALDERLEY EDGE, CHESHIRE EAST, SK9 7UT | £565,000 | 28/10/2022 | Detached | | 10 BLACKSHAW LANE, ALDERLEY EDGE, CHESHIRE EAST, SK9 7UN | £900,000 | 21/10/2022 | Detached | | 28 WINDERMERE DRIVE, ALDERLEY EDGE, CHESHIRE EAST, SK9 7UP | £1,260,000 | 11/10/2022 | Detached | | 9 SUTTON ROAD, ALDERLEY EDGE, CHESHIRE EAST, SK9 7RB | £1,512,000 | 15/09/2022 | Detached | | 17 DOWNESWAY, ALDERLEY EDGE, CHESHIRE EAST, SK9 7XB | £717,000 | 29/04/2022 | Detached | | CHORLEY LODGE CHORLEY HALL LANE, ALDERLEY EDGE, CHESHIRE EAST, SK9 7UL | £2,500,000 | 06/04/2022 | Detached | | 6 HADDON CLOSE, ALDERLEY EDGE, CHESHIRE EAST, SK9 7RD | £1,250,000 | 30/11/2021 | Detached | | 38 REDESMERE DRIVE, ALDERLEY EDGE, CHESHIRE EAST, SK9 7UR | £665,752 | 10/11/2021 | Detached | | 30 REDESMERE DRIVE, ALDERLEY EDGE, CHESHIRE EAST, SK9 7UR | £705,000 | 29/10/2021 | Detached | | 1 WINDERMERE DRIVE, ALDERLEY EDGE, CHESHIRE EAST, SK9 7UP | £595,000 | 28/09/2021 | Detached | | 14 REDESMERE DRIVE, ALDERLEY EDGE, CHESHIRE EAST, SK9 7UR | £540,000 | 06/07/2021 | Detached | **Area average:** £1,019,360 (16 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £959,785 (92 Detached, SK9, 2024–2026) - **Deviation:** +176.1% ## 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 West Pennine (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £760/mo ## 1% Rule - **Rent ratio:** 0.04% (weak for cashflow) - **Max investor price (0.8%):** £121,875 - **Target investor price (1%):** £97,500 *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.* ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 25.8% - **10y growth:** 57.9% ## 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)