# 5 bedroom detached house for sale (SK9 4AN) ## Property Details | Key | Value | |-----|-------| | Address | 25, BOLLIN HILL, WILMSLOW SK9 4AN | | Price | £1,750,000 | | Bedrooms | 5 | | Bathrooms | 3 | | Council tax | G | | Construction age | England and Wales: 1950-1966 | | Floor area | 271 m² | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** B - **Expiry date:** 09/01/2030 - **Current heating cost:** £1,075/year ### Recommendations - U (5,500) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0245-2820-7399-2390-4675) ## Description Exceptional 1923 Brown’s built home in the prestigious Bollin Hill Conservation Area, blending period charm with high quality enhancements. 0.67 acre south westerly plot adjoining The Carrs, **Description** 19 Bollin Hill is one of Wilmslow’s most exceptional homes, a detached Brown’s-built property constructed in 1923 and set within the prestigious Bollin Hill Conservation Area. This is a house of rare quality, combining all the charm and character of a true period residence with sympathetic modern enhancements. Its setting is idyllic a mature south-westerly facing plot with gardens cascading into parkland yet it is only 0.4 miles from Wilmslow town centre, offering the perfect balance of tranquillity and convenience. The accommodation extends to approximately 2,956 sq ft including the garage, arranged across three floors. Every detail reflects meticulous attention to quality, blending original features with bespoke upgrades. The ground floor is approached via an open porch and the original leaded glass front door, opening into a generous reception hall. From here, the accommodation flows beautifully and showcases the quality and character that define the home. To one side lies a superbly appointed family room/study, featuring a fabulous vaulted ceiling, Crittall style windows, bespoke oak cabinetry and quarry tiled window sills. Hardwood bifold doors connect this space to the light filled sun room, which enjoys full height glazing, modern tiled flooring and French doors opening directly onto the terrace. The living room is equally impressive, with a striking large window framing the garden views, an open fire set within a traditional brick fireplace. The formal dining room includes maple wood flooring, exposed beams and French doors to the garden creating an elegant setting for entertaining. The extended dining kitchen is perfectly designed for modern living, fitted with oak shaker-style cabinetry, granite and quartz worktops and a comprehensive range of appliances including a Falcon range cooker with gas hob and electric ovens, complemented by Miele appliances. A walk-in larder adds practicality, while the adjoining dining area enjoys lovely garden views and French doors to the terrace. Completing the ground floor is a fitted utility room with side access/access to the integral garage and a cloakroom/WC finished in a contemporary style. The first floor is arranged around a spacious galleried landing leading to a luxurious principal bedroom with elevated garden views and a modern en suite shower room. Two further bedrooms include one with a bay window and bespoke wardrobes, and another ideal as a dressing room or smaller office. A stylish family bathroom serves this level. The second floor provides a well-executed loft conversion, creating a generous double bedroom with exposed beams, Velux rooflights, double-aspect views and extensive eaves storage, together with a compact modern bathroom. Externally, the property is approached via a carriage-style York stone driveway behind electric gates, providing ample parking and access to the double garage. The rear gardens are truly spectacular, with a newly laid York stone terrace spanning the width of the property, rolling lawns, mature trees and well-stocked borders flowing into a lower-level garden with a pond, pergola and a Scandinavian-style garden hut. An orchard area features apple and plum trees alongside herbs and rhubarb beds. These private gardens back onto The Carrs, making them among the most beautiful in Wilmslow. This is a home where original features leaded windows, panelled hardwood pitch pine doors, old church beams and quarry-tiled sills blend seamlessly with modern enhancements. Hardwood windows have been fully renovated and encapsulated, sockets and switches replaced throughout, and every detail reflects a commitment to quality. With its exceptional setting, timeless architecture and striking gardens, 19 Bollin Hill is a rare find in the heart of Wilmslow. **Location** Designated as a Conservation Area, Bollin Hill is a leafy road often regarded as one of Wilmslow's most desirable addresses. The property is conveniently situated 0.4 miles from the town centre amenities whilst larger shopping and recreational facilities such as Marks & Spencer, John Lewis, golf clubs and fitness centres are within a 10-minute drive. Open countryside is only moments away; The Carrs Park offers walks along the River Bollin to the National Trust-owned Styal Estate. The area offers an excellent selection of schooling with highly regarded local state schools and a wide choice of private schools within easy striking distance. Pownall Hall School and Wilmslow High School are both 1 mile away. Wilmslow Preparatory School is 0.6 miles away. The property is well placed for easy access to the M56 and A34 for commuters to Manchester and the North West commercial centres. Manchester Airport lies 3.7 miles away. Wilmslow train station is 0.6 miles and offers a 1 hour 51-minute service to London Euston, a 19-minute service to Manchester Piccadilly and a 10-minute service to Manchester International Airport. Square Footage: 2,956 sq ft Acreage: 0.67 Acres ## Property Photos - ![19 Bollin Hill](/listings/photos/172931825/24972) - 19 Bollin Hill - ![Rear Elevation](/listings/photos/172931825/24974) - Rear Elevation - ![Hallway](/listings/photos/172931825/24976) - Hallway - ![Living Room](/listings/photos/172931825/24978) - Living Room - ![Dining Room](/listings/photos/172931825/24979) - Dining Room - ![Family Room/Office](/listings/photos/172931825/24981) - Family Room/Office - ![Sun Room](/listings/photos/172931825/24983) - Sun Room - ![Rear Elevation](/listings/photos/172931825/24985) - Rear Elevation - ![Kitchen](/listings/photos/172931825/24987) - Kitchen - ![Kitchen](/listings/photos/172931825/24989) - Kitchen - ![Utility](/listings/photos/172931825/24991) - Utility - ![Princiapl Suite](/listings/photos/172931825/24993) - Princiapl Suite - ![Principal En Suite](/listings/photos/172931825/24995) - Principal En Suite - ![Bedroom](/listings/photos/172931825/24998) - Bedroom - ![Bedroom](/listings/photos/172931825/25000) - Bedroom - ![Bedroom](/listings/photos/172931825/25003) - Bedroom - ![Bathroom](/listings/photos/172931825/25005) - Bathroom - ![Family Bathroom](/listings/photos/172931825/25007) - Family Bathroom - ![Patio](/listings/photos/172931825/25008) - Patio - ![Gardens](/listings/photos/172931825/25011) - Gardens - ![Pergola](/listings/photos/172931825/25013) - Pergola - ![Pergola](/listings/photos/172931825/25015) - Pergola - ![Rear Elevation](/listings/photos/172931825/25017) - Rear Elevation - ![Garden](/listings/photos/172931825/25019) - Garden - ![Garden](/listings/photos/172931825/25021) - Garden - ![Garden](/listings/photos/172931825/25023) - Garden - ![Views](/listings/photos/172931825/25026) - Views - ![Garden](/listings/photos/172931825/25027) - Garden - ![Picture No. 48](/listings/photos/172931825/25029) - Picture No. 48 - ![Front Elevation](/listings/photos/172931825/25031) - Front Elevation - ![Driveway](/listings/photos/172931825/25033) - Driveway - ![Front Elevation](/listings/photos/172931825/25035) - Front Elevation - ![Promap](/listings/photos/172931825/25038) - Promap ## Floorplans - ![Floor Plan](/listings/photos/172931825/25040) - Floor Plan ## EPC Graphs - ![EPC Rating Graph](/listings/photos/172931825/25042) - EPC Rating Graph ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 25 BOLLIN HILL, WILMSLOW, CHESHIRE EAST, SK9 4AN | £970,050 | 31/03/2016 | 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 | |---------|-------|------|------| | 59 GRANGE PARK AVENUE, WILMSLOW, CHESHIRE EAST, SK9 4AL | £650,000 | 17/12/2025 | Detached | | 34 GRANGE PARK AVENUE, WILMSLOW, CHESHIRE EAST, SK9 4AJ | £736,000 | 10/12/2025 | Detached | | 12 STYAL ROAD, WILMSLOW, CHESHIRE EAST, SK9 4AE | £800,000 | 29/05/2025 | Detached | | 24 MOUNT PLEASANT, LACEY GREEN, WILMSLOW, CHESHIRE EAST, SK9 4AP | £645,000 | 23/11/2023 | Detached | | 48 GRANGE PARK AVENUE, WILMSLOW, CHESHIRE EAST, SK9 4AL | £685,000 | 14/12/2022 | Detached | | 12A BOLLIN HILL, WILMSLOW, CHESHIRE EAST, SK9 4AW | £1,730,000 | 05/12/2022 | Detached | | 12B BOLLIN HILL, WILMSLOW, CHESHIRE EAST, SK9 4AW | £1,695,000 | 28/11/2022 | Detached | | [Same street] 33 BOLLIN HILL, WILMSLOW, CHESHIRE EAST, SK9 4AN | £1,210,000 | 12/05/2022 | Detached | | 1 OLD ROAD, WILMSLOW, CHESHIRE EAST, SK9 4AD | £1,900,000 | 08/04/2022 | Detached | | 22 STYAL ROAD, WILMSLOW, CHESHIRE EAST, SK9 4AG | £1,200,000 | 24/03/2022 | Detached | | 54 STYAL ROAD, WILMSLOW, CHESHIRE EAST, SK9 4AQ | £795,000 | 18/02/2022 | Detached | | 21 STYAL ROAD, WILMSLOW, CHESHIRE EAST, SK9 4AG | £1,730,000 | 30/07/2021 | Detached | **Street average:** £1,210,000 (1 sale) **Area average:** £1,142,364 (11 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £959,785 (92 Detached, SK9, 2024–2026) - **Deviation:** +82.3% ## 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:** 0.06% (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.* ## Price per Square Metre - **£/m²:** £6,458/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 34.4% - **10y growth:** 57.3% ## 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)