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

## Property Details

| Key | Value |
|-----|-------|
| Address | Wildgoose Avenue Knutsford Cheshire WA16 8FN |
| Price | £709,995 |
| Bedrooms | 4 |
| Council tax | E |

## Description

**Plot 153 (The Philosopher)** - priced at £709,995

**An award-winning site manager**

This site is overseen by award-winning site manager, Gavin James, who recently received a Pride in the Job 2025 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**

**The Philosopher** is a 4-bedroom home, thoughtfully designed to meet the practical needs of contemporary family lifestyles. There is a carefully-considered balance between shared, social areas and **private space**, an appealing feature for families with older children and teenagers, or with members regularly **working from home**. 

The home’s focal point is its **open-plan kitchen, dining and family area**, a substantial and informal space that will bring the household together to cook, eat and relax. **French doors** in the dining area open onto the rear garden, a welcome design touch for sunny summer days, and there is plenty of space within the layout for a large dining table, plus a sofa or two to create an inviting snug.  

A **separate utility room** leads off the kitchen, providing a dedicated space for laundry, and keeping cleaning products and equipment organised. The utility room also has a door to the outside, convenient for laundry days, or for taking care of muddy dog paws after a walk.  

The cosy yet bright **living room** is situated at the front of the home, and across the hallway is the study, which will make a **peaceful home office**. The cloakroom is also conveniently accessible from the hallway, as is the understairs storage cupboard, useful for coats, shoes and keeping bulky appliances out of sight.  

Upstairs are all four bedrooms, the first of which benefits from an **en-suite shower room**. Bedrooms 2 and 3 are also double in size, and along with bedroom 4, share use of the **family bathroom**. The fourth bedroom would be ideal for a nursery or younger child, or to be used as an occasional guest bedroom. Completing the first floor is a **storage cupboard** on the landing, which will come in handy for the household’s towels and bed linens.

**Additional information**

Estate Management Charge: NoneTotal internal floor area: 1489 sq ftAnnual service charge: £208.00Council tax band: ETenure: FreeholdPredicted EPC rating: BPredicted completion window: Winter 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** 11:00 - 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

- ![CGI](/listings/photos/89096190/689733) - CGI
- ![Showhome photography](/listings/photos/89096190/689734) - Showhome photography
- ![Showhome photography](/listings/photos/89096190/689735) - Showhome photography
- ![Showhome photography](/listings/photos/89096190/689736) - Showhome photography
- ![Showhome photography](/listings/photos/89096190/689737) - Showhome photography
- ![Showhome photography](/listings/photos/89096190/689738) - Showhome photography
- ![Showhome photography](/listings/photos/89096190/689739) - Showhome photography
- ![Showhome photography](/listings/photos/89096190/689740) - Showhome photography
- ![Showhome photography](/listings/photos/89096190/689741) - Showhome photography
- ![Showhome photography](/listings/photos/89096190/689742) - Showhome photography
- ![Showhome photography](/listings/photos/89096190/689743) - Showhome photography
- ![Showhome photography](/listings/photos/89096190/689745) - Showhome photography
- ![Street scene](/listings/photos/89096190/689747) - Street scene

## Floorplans

- ![Ground floor plan](/listings/photos/89096190/689749) - Ground floor plan
- ![First floor plan](/listings/photos/89096190/689752) - First floor plan

## Price vs local average

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

- **Local average:** £865,297 (51 Detached, WA16, 2024–2026)
- **Deviation:** -17.9%

## 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):** £793/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 |
|------|------|------|------|------|
| 4 Bed Detached House, Plumley Moor Road, WA16 | £8,200/mo | 4 | 1.18 miles | OpenRent |
| 4 Bed Detached House, Grove Park, WA16 | £2,000/mo | 4 | 1.2 miles | OpenRent |

**Average rent: £5,100/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.72% (weak for cashflow)
- **Max investor price (0.8%):** £637,500
- **Target investor price (1%):** £510,000

*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 £5,100/mo).*

- **Gross yield:** 8.6%
- **Cost-to-rent:** 11.6×
- **Monthly cashflow:** £1,769/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 10.3%

*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:** 0.6%
- **10y growth:** 76.8%

## 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)