# 4 bedroom detached house for sale (WA16 9DD) ## Property Details | Key | Value | |-----|-------| | Address | 20 BLACKHILL LANE, KNUTSFORD, CHESHIRE EAST WA16 9DD | | Price | £1,150,000 | | Bedrooms | 4 | | Bathrooms | 3 | | Council tax | G | | Last sold | £550,000 Jul 2010 | ## Description 20 Blackhill Lane is a substantially extended, reconfigured and beautifully finessed family home, positioned within a sought-after residential settings. Tucked just off Bexton Lane and within easy reach of Bexton Primary School, it offers an appealing balance of a quiet, established location with a short and convenient walk into the town centre. Set well back from the road, the property provides generous off-road parking for several vehicles, together with an integral garage. To the rear is a particularly impressive garden—one of the largest in the immediate vicinity—enjoying a high degree of privacy and providing an exceptional setting for family life, entertaining and outdoor play. Internally, the accommodation has been thoughtfully arranged for modern family living and extends to approximately 2,874 sq ft. The ground floor is centred around a superb open-plan living, dining and kitchen space, measuring over 34 feet in length. This is a bright and versatile everyday hub, with room for relaxed seating, dining and a contemporary kitchen arrangement, together with direct access to the garden. A separate dining room offers a more formal entertaining space, while the substantial lounge provides an inviting and independent reception room. The large patio incorporates a stunning covered wooden pergola, extending the evening and seasons for entertaining family and friends, or chilling with a book and a glass of something cold and fizzy. The ground floor also includes a welcoming entrance hall with staircase to the first floor, a useful home office, ideal for those working from home, a utility room, cloakroom/WC, storage room and integral garage. The practical layout ensures that the house works equally well for busy family routines as it does for hosting guests. To the first floor, the principal bedroom suite is an impressive retreat, incorporating a walk-in wardrobe and a stylish en-suite bathroom. There are three further well-proportioned bedrooms, including a generous second bedroom with access to the balcony, along with a family bathroom and an additional en-suite shower room serving bedroom three. The landing provides a natural central point to the upper floor, while the balcony creates an attractive additional outdoor feature. A home of genuine scale, flexibility and quality, 20 Blackhill Lane combines contemporary family accommodation with an excellent Knutsford location, generous parking and a rare, private rear garden. EPC Rating: C ## Property Photos - ![Photo](/listings/photos/90211485/757770) - ![Photo](/listings/photos/90211485/757771) - ![Photo](/listings/photos/90211485/757772) - ![Photo](/listings/photos/90211485/757773) - ![Photo](/listings/photos/90211485/757774) - ![Photo](/listings/photos/90211485/757775) - ![Photo](/listings/photos/90211485/757776) - ![Photo](/listings/photos/90211485/757777) - ![Photo](/listings/photos/90211485/757778) - ![Photo](/listings/photos/90211485/757779) - ![Photo](/listings/photos/90211485/757780) - ![Photo](/listings/photos/90211485/757781) - ![Photo](/listings/photos/90211485/757782) - ![Photo](/listings/photos/90211485/757783) - ![Photo](/listings/photos/90211485/757784) - ![Photo](/listings/photos/90211485/757785) - ![Photo](/listings/photos/90211485/757786) - ![Photo](/listings/photos/90211485/757787) - ![Photo](/listings/photos/90211485/757788) - ![Photo](/listings/photos/90211485/757789) - ![Photo](/listings/photos/90211485/757790) - ![Photo](/listings/photos/90211485/757791) - ![Photo](/listings/photos/90211485/757792) - ![Photo](/listings/photos/90211485/757793) - ![Photo](/listings/photos/90211485/757794) - ![Photo](/listings/photos/90211485/757795) - ![Photo](/listings/photos/90211485/757796) - ![Photo](/listings/photos/90211485/757797) - ![Photo](/listings/photos/90211485/757798) ## Floorplans - ![All](/listings/photos/90211485/757799) - All ## EPC Graphs - ![EPC 1](/listings/photos/90211485/757800) - EPC 1 ## FENSA Certificates This property has 4 FENSA certificate(s) on record. ### FENSA Certificate #3883638 - **Address:** 20 Blackhill Lane, Knutsford, WA16 9DD - **Certificate Issued:** 11/07/2006 - **Work Completed:** 09/06/2006 - **Items:** 1 window(s), 1 door(s) ### FENSA Certificate #16907817 - **Address:** 20 Blackhill Lane, KNUTSFORD, WA16 9DD - **Certificate Issued:** 03/08/2025 - **Work Completed:** 23/07/2025 - **Items:** 1 window(s) ### FENSA Certificate #16680810 - **Address:** 20 Blackhill Lane, KNUTSFORD, WA16 9DD - **Certificate Issued:** 23/02/2025 - **Work Completed:** 09/01/2025 - **Items:** 2 window(s) ### FENSA Certificate #827520 - **Address:** 20 Blackhill Lane, Knutsford, WA16 9DD - **Certificate Issued:** 08/08/2003 - **Work Completed:** 20/06/2003 - **Items:** 1 window(s) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 20 BLACKHILL LANE, KNUTSFORD, CHESHIRE EAST, WA16 9DD | £550,000 | 21/07/2010 | 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 | |---------|-------|------|------| | 20 GRASSFIELD WAY, KNUTSFORD, CHESHIRE EAST, WA16 9AF | £551,000 | 03/12/2025 | Detached | | 5 MALVERN ROAD, KNUTSFORD, CHESHIRE EAST, WA16 0EH | £835,000 | 23/09/2025 | Detached | | 2 HOLLINGFORD PLACE, KNUTSFORD, CHESHIRE EAST, WA16 9DP | £650,000 | 12/12/2023 | Detached | | 26 GRASSFIELD WAY, KNUTSFORD, CHESHIRE EAST, WA16 9AF | £405,000 | 01/11/2023 | Detached | | 17 BEXTON LANE, KNUTSFORD, CHESHIRE EAST, WA16 9BW | £1,170,000 | 01/11/2023 | Detached | | 11 MALVERN ROAD, KNUTSFORD, WARRINGTON, WA16 0EH | £705,000 | 31/05/2023 | Detached | | 4 TREE WAY, KNUTSFORD, CHESHIRE EAST, WA16 9AL | £460,000 | 24/05/2023 | Detached | | 5 GRASSFIELD WAY, KNUTSFORD, CHESHIRE EAST, WA16 9AF | £876,000 | 19/12/2022 | Detached | | 3 BEGGARMANS LANE, KNUTSFORD, CHESHIRE EAST, WA16 9BE | £985,000 | 30/11/2022 | Detached | | FOXCLOUDS, 4 BEGGARMANS LANE, KNUTSFORD, CHESHIRE EAST, WA16 9BG | £1,300,000 | 30/11/2022 | Detached | | 101 ASHWORTH PARK, KNUTSFORD, CHESHIRE EAST, WA16 9DQ | £825,000 | 18/11/2022 | Detached | | 9 LOWLAND WAY, KNUTSFORD, CHESHIRE EAST, WA16 9AG | £640,000 | 31/10/2022 | Detached | | 22 GRASSFIELD WAY, KNUTSFORD, CHESHIRE EAST, WA16 9AF | £463,000 | 10/10/2022 | Detached | | 179 ASHWORTH PARK, KNUTSFORD, CHESHIRE EAST, WA16 9DN | £865,000 | 03/10/2022 | Detached | | 7 TREE WAY, KNUTSFORD, CHESHIRE EAST, WA16 9AL | £500,500 | 07/09/2022 | Detached | | 30 GRASSFIELD WAY, KNUTSFORD, CHESHIRE EAST, WA16 9AF | £455,000 | 10/08/2022 | Detached | | 54 BLACKHILL LANE, KNUTSFORD, CHESHIRE EAST, WA16 9DW | £580,000 | 10/08/2022 | Detached | | 8 BLACKHILL LANE, KNUTSFORD, CHESHIRE EAST, WA16 9DR | £625,000 | 09/08/2022 | Detached | | 46 ASHWORTH PARK, KNUTSFORD, CHESHIRE EAST, WA16 9DL | £757,500 | 22/07/2022 | Detached | | 13 GRASSFIELD WAY, KNUTSFORD, CHESHIRE EAST, WA16 9AF | £600,000 | 17/06/2022 | Detached | **Area average:** £712,400 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £844,904 (51 Detached, WA16, 2024–2026) - **Deviation:** +36.1% ## Rental Range *ONS Price Index of Private Rents (Cheshire East). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £881/mo - **Realistic:** £979/mo - **Optimistic:** £1,077/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for East Lancs (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £793/mo ## 1% Rule - **Rent ratio:** 0.09% (weak for cashflow) - **Max investor price (0.8%):** £122,375 - **Target investor price (1%):** £97,900 *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:** -13.2% - **10y growth:** 23.1% ## House Price Index (HM Land Registry) *Official index for Cheshire East; Detached series; as of April 2026.* - **1y growth (index):** 0.9% - **5y growth (index):** 20.9% - **10y growth (index):** 48.3% ## 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)