# 3 bedroom semi-detached house for sale (WA16 8QJ) ## Property Details | Key | Value | |-----|-------| | Address | 1, ROWLEY BANK COTTAGE, TOFT ROAD, KNUTSFORD, CHESHIRE EAST WA16 8QJ | | Price | £975,000 | | Bedrooms | 3 | | Bathrooms | 2 | | Council tax | F | | Construction age | England and Wales: before 1900 | | Floor area | 156 m² | | Last sold | £946,500 Mar 2022 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** B - **Expiry date:** 03/10/2031 - **Current heating cost:** £719/year - **Est. upgrade cost to C:** £4,955 ### Recommendations - E (£55) - G (£350 - £450) - U (£3,500 - £5,500) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/3090-3141-0022-3104-3093) ## Description Occupying a beautifully landscaped gated plot within the highly regarded Legh Road Conservation Area, this exceptional semi-detached period cottage has been thoughtfully remodelled and extended to create a stylish and versatile home, finished to a very high specification, just a short walk from the town centre. The accommodation is both elegant and flexible, comprising an inviting entrance hall, WC/utility area, spacious lounge, separate sitting room or third bedroom, a stunning orangery with adjoining study area, and an impressive hand-painted bespoke kitchen featuring a Lacanche range cooker, with double height vaulted ceilings. To the first floor are two generous double bedrooms, both complemented by luxurious en-suite bathrooms. Externally, the property enjoys a superb position with access via electric gates from Croft Lane, opening onto a substantial driveway and beautifully maintained gardens featuring lawns, mature planting and a generous terrace ideal for outdoor entertaining. A detached Oak frame double garage is accompanied by an adjoining store room with potential for use as a home office or studio. Of particular note, the property has been reconfigured to create a new principal approach from Croft Lane, providing a unique orientation and enhanced sense of arrival, whilst retaining all the charm and character expected of a period home. ## Property Photos - ![Photo](/listings/photos/90056919/724390) - ![Photo](/listings/photos/90056919/724391) - ![Photo](/listings/photos/90056919/724392) - ![Photo](/listings/photos/90056919/724393) - ![Photo](/listings/photos/90056919/724394) - ![Photo](/listings/photos/90056919/724395) - ![Photo](/listings/photos/90056919/724396) - ![Photo](/listings/photos/90056919/724397) - ![Photo](/listings/photos/90056919/724398) - ![Photo](/listings/photos/90056919/724399) - ![Photo](/listings/photos/90056919/724400) - ![Photo](/listings/photos/90056919/724401) - ![Photo](/listings/photos/90056919/724402) - ![Photo](/listings/photos/90056919/724403) - ![Photo](/listings/photos/90056919/724404) - ![Photo](/listings/photos/90056919/724405) - ![Photo](/listings/photos/90056919/724406) - ![Photo](/listings/photos/90056919/724407) - ![Photo](/listings/photos/90056919/724408) - ![Photo](/listings/photos/90056919/724409) - ![Photo](/listings/photos/90056919/724410) - ![Photo](/listings/photos/90056919/724411) - ![Photo](/listings/photos/90056919/724412) - ![Photo](/listings/photos/90056919/724413) - ![Photo](/listings/photos/90056919/724414) - ![Photo](/listings/photos/90056919/724415) - ![Photo](/listings/photos/90056919/724416) - ![Photo](/listings/photos/90056919/724417) - ![Photo](/listings/photos/90056919/724418) ## Floorplans - ![All](/listings/photos/90056919/724419) - All ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | ROWLEY BANK COTTAGE 1 TOFT ROAD, KNUTSFORD, CHESHIRE EAST, WA16 8QJ | £946,500 | 16/03/2022 | Semi-detached | | ROWLEY BANK COTTAGE 1 TOFT ROAD, KNUTSFORD, CHESHIRE EAST, WA16 8QJ | £361,000 | 22/07/2016 | Semi-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 | |---------|-------|------|------| | 8 SEYMOUR CHASE, KNUTSFORD, CHESHIRE EAST, WA16 9BY | £780,000 | 03/05/2022 | Semi-detached | **Area average:** £780,000 (1 sale) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £472,550 (26 Semi-detached, WA16, 2024–2026) - **Deviation:** +106.3% ## 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):** £593/mo ## 1% Rule - **Rent ratio:** 0.1% (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.* ## Price per Square Metre - **£/m²:** £6,250/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -7.1% - **10y growth:** 61.8% ## House Price Index (HM Land Registry) *Official index for Cheshire East; Semi-detached series; as of March 2026.* - **1y growth (index):** 2.3% - **5y growth (index):** 25.2% - **10y growth (index):** 56.5% ## 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)