# 4 bedroom detached house for sale (SK9 2SS) ## Property Details | Key | Value | |-----|-------| | Address | 1 ROBINSON CLOSE, WILMSLOW, CHESHIRE EAST SK9 2SS | | Price | £875,000 | | Bedrooms | 4 | | Bathrooms | 3 | | Council tax | G | | Last sold | £850,000 Apr 2026 | ## EPC Rating & Upgrade Cost - **Current rating:** B - **Potential rating:** A - **Expiry date:** 09/02/2027 - **Current heating cost:** £414/year - **Est. upgrade cost to C:** £11,500 ### Recommendations - N (£4,000 - £6,000) - U (£5,000 - £8,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8704-7904-2939-8797-3233) ## Description Offered to the market with no vendor chain, this attractive four bedroom detached family property is situated on the exclusive and highly desirable Bollin Park development located on the outskirts of Wilmslow. The property was constructed by reputable house builder Jones home in 2016 and is located a short drive from Wilmslow town Centre which offers an array of local shops, bars and restaurants. Wilmslow is also well connected by roads benefiting from the A34 bypass and local motorway network. The local train station offers a direct service to Manchester Airport and Manchester Piccadilly and London Euston. The property is finished to a high specification throughout offering spacious and contemporary accommodation being perfectly designed for modern living. In brief the property comprises of an entrance hallway, generously proportioned living room, downstairs WC and a spacious open plan kitchen, dining and family room to the rear of the property. The kitchen has been fitted with a stylish, quality fitted kitchen with quartz Work surfaces and several integrated appliances. Located off the kitchen there is a utility room which in turn leads to the integral double garage. Located on the first floor there are four bedrooms with the principal bedroom benefiting from both a spacious dressing room (formally bedroom five) and a stylish ensuite. Bedroom two equally benefits from a stylish ensuite shower room. To the rear of the property, there is a well-maintained and landscape garden which is enclosed, laid to lawn and has a patio which is ideal for alfresco dining. The integral double garage provides additional secure parking and storage whilst the blocked paved driveway offers off road parking. The property sits on a fantastic plot located on a Cul-de-sac with a pleasant green space adjacent. **Agents Notes - Hmrc Directive** - To be able to sell or purchase a property in the United Kingdom all agents have a legal requirement to conduct Identity checks on all customers involved in the transaction to fulfil their obligations under Anti Money Laundering regulations. We outsource this check to a third party and a charge will apply. Ask the branch for further details. ## Property Photos - ![Photo](/listings/photos/164130404/48534) - ![Photo](/listings/photos/164130404/48537) - ![Photo](/listings/photos/164130404/48540) - ![Photo](/listings/photos/164130404/48542) - ![Photo](/listings/photos/164130404/48545) - ![Photo](/listings/photos/164130404/48553) - ![Photo](/listings/photos/164130404/48556) - ![Photo](/listings/photos/164130404/48559) - ![Photo](/listings/photos/164130404/48561) - ![Photo](/listings/photos/164130404/48563) - ![Photo](/listings/photos/164130404/48566) - ![Photo](/listings/photos/164130404/48569) - ![Photo](/listings/photos/164130404/48580) - ![Photo](/listings/photos/164130404/48584) - ![Photo](/listings/photos/164130404/48585) - ![Photo](/listings/photos/164130404/48587) ## Floorplans - ![Floorplan 1](/listings/photos/164130404/48589) - Floorplan 1 ## EPC Graphs - ![EE Rating](/listings/photos/164130404/48591) - EE Rating ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 1 ROBINSON CLOSE, WILMSLOW, CHESHIRE EAST, SK9 2SS | £850,000 | 02/04/2026 | Detached | | 1 ROBINSON CLOSE, WILMSLOW, CHESHIRE EAST, SK9 2SS | £825,000 | 29/07/2016 | 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 | |---------|-------|------|------| | 13 COLSTONE CLOSE, WILMSLOW, CHESHIRE EAST, SK9 2TF | £660,000 | 12/12/2025 | Detached | | 45A ADLINGTON ROAD, WILMSLOW, CHESHIRE EAST, SK9 2BJ | £1,675,000 | 31/07/2025 | Detached | | PLAS NEWYDD BROWNS LANE, WILMSLOW, CHESHIRE EAST, SK9 2BR | £910,000 | 28/03/2025 | Detached | | 33 ADLINGTON ROAD, WILMSLOW, CHESHIRE EAST, SK9 2BJ | £1,500,000 | 14/03/2025 | Detached | | 44 ADLINGTON ROAD, WILMSLOW, CHESHIRE EAST, SK9 2BJ | £1,500,000 | 11/03/2025 | Detached | | MARLOW ONE OAK LANE, WILMSLOW, CHESHIRE EAST, SK9 2BL | £940,000 | 17/12/2024 | Detached | | 28 ADLINGTON ROAD, WILMSLOW, CHESHIRE EAST, SK9 2BJ | £2,475,000 | 29/11/2024 | Detached | | 23 ADLINGTON ROAD, WILMSLOW, CHESHIRE EAST, SK9 2BJ | £1,100,000 | 13/05/2024 | Detached | | 47A ADLINGTON ROAD, WILMSLOW, CHESHIRE EAST, SK9 2BJ | £1,520,000 | 11/04/2024 | Detached | | WELLFIELD HOLLIES LANE, WILMSLOW, CHESHIRE EAST, SK9 2BW | £4,070,000 | 19/12/2023 | Detached | | 2 MAPLEWOOD ROAD, WILMSLOW, CHESHIRE EAST, SK9 2RY | £872,500 | 09/10/2023 | Detached | | 49 ADLINGTON ROAD, WILMSLOW, CHESHIRE EAST, SK9 2BJ | £1,700,000 | 06/10/2023 | Detached | | 47 ADLINGTON ROAD, WILMSLOW, CHESHIRE EAST, SK9 2BJ | £1,670,000 | 28/04/2023 | Detached | | 9 BRAMWELL WAY, WILMSLOW, CHESHIRE EAST, SK9 2TL | £1,355,000 | 03/04/2023 | Detached | | 11 BRAMWELL WAY, WILMSLOW, CHESHIRE EAST, SK9 2TL | £1,100,000 | 02/11/2022 | Detached | | 9 TANYARD CLOSE, WILMSLOW, CHESHIRE EAST, SK9 2TE | £1,085,000 | 28/10/2022 | Detached | | 19 BLETCHLEY PARK WAY, WILMSLOW, CHESHIRE EAST, SK9 2EH | £699,950 | 19/10/2022 | Detached | | 14 BRAMWELL WAY, WILMSLOW, CHESHIRE EAST, SK9 2TL | £975,000 | 31/08/2022 | Detached | | 17 BLETCHLEY PARK WAY, WILMSLOW, CHESHIRE EAST, SK9 2EH | £602,000 | 31/08/2022 | Detached | | 25 ADLINGTON ROAD, WILMSLOW, CHESHIRE EAST, SK9 2BJ | £1,150,000 | 24/08/2022 | Detached | | [Same street] 12 ROBINSON CLOSE, WILMSLOW, CHESHIRE EAST, SK9 2SS | £1,260,000 | 18/05/2022 | Detached | **Street average:** £1,260,000 (1 sale) **Area average:** £1,377,973 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £936,438 (102 Detached, SK9, 2024–2026) - **Deviation:** -6.6% ## Rental Range *ONS Price Index of Private Rents (Cheshire East). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £886/mo - **Realistic:** £984/mo - **Optimistic:** £1,082/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for West Pennine (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £760/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, Hollies Lane, SK9 | £10,000/mo | 4 | 0.18 miles | OpenRent | | 4 Bed End Terrace, Tilston Walk, SK9 | £1,549/mo | 4 | 0.71 miles | OpenRent | **Average rent: £5,775/mo (2 listings)** ## 1% Rule - **Rent ratio:** 0.66% (weak for cashflow) - **Max investor price (0.8%):** £721,875 - **Target investor price (1%):** £577,500 *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 OpenRent comparables.* ## Rent-driven metrics *Based on OpenRent comparables (median £5,775/mo).* - **Gross yield:** 7.9% - **Cost-to-rent:** 12.6× - **Monthly cashflow:** £1,727/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 8.2% *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:** £5,208/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -3.3% - **10y growth:** 16.2% ## House Price Index (HM Land Registry) *Official index for Cheshire East; Detached series; as of June 2026.* - **1y growth (index):** 4.2% - **5y growth (index):** 22% - **10y growth (index):** 49.3% ## 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)