# 5 bedroom detached house for sale (WA16 9AH) ## Property Details | Key | Value | |-----|-------| | Address | 7 VALLEY WAY, KNUTSFORD, CHESHIRE EAST WA16 9AH | | Price | £985,000 | | Bedrooms | 5 | | Bathrooms | 2 | | Construction age | England and Wales: 1967-1975 | | Floor area | 213 m² | | Last sold | £580,000 Jun 2019 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** B - **Expiry date:** 13/02/2029 - **Current heating cost:** £1,142/year - **Est. upgrade cost to C:** £17,600 ### Recommendations - B (£500 - £1,500) - W2 (£4,000 - £6,000) - E (£100) - 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/9448-0021-7272-6621-8934) ## Description Occupying a great position on the ever popular Valley Way, this beautifully presented five-bedroom detached family home has been thoughtfully extended and refurbished by the current owners, combining generous accommodation with high-quality fixtures and fittings throughout. The impressive open-plan kitchen, dining and living space is a real stand our feature, designed as the heart of the home. The fully fitted kitchen is centred around a large island with breakfast bar seating, while bi-folding doors create a seamless connection to the rear garden. A spacious entrance hall, featuring stylish Crittall-style glazed doors, leads into the main living areas. Further ground-floor rooms include a versatile sitting/games room, separate study, large utility room and WC, together with access to the integral garage. Upstairs are five well-proportioned bedrooms, with the principal bedroom benefiting from a stylish, beautifully fitted en suite shower room and a range of fitted wardrobes. The remaining bedrooms are served by a well-appointed family bathroom, also finished to an excellent standard. Outside, a large generous driveway provides ample off-road parking, while the rear garden offers an attractive paved patio and an excellent expanse of lawn, perfect for families, entertaining and outdoor living. Valley Way is particularly sought after by families, enjoying a highly convenient position close to Knutsford town centre and within the catchment area for the popular Bexton Primary School. This is an exceptional, turnkey family home in one of Knutsford’s most desirable and convenient locations. ## Property Photos - ![Photo](/listings/photos/91650963/1775274) - ![Photo](/listings/photos/91650963/1775275) - ![Photo](/listings/photos/91650963/1775276) - ![Photo](/listings/photos/91650963/1775277) - ![Photo](/listings/photos/91650963/1775278) - ![Photo](/listings/photos/91650963/1775279) - ![Photo](/listings/photos/91650963/1775280) - ![Photo](/listings/photos/91650963/1775281) - ![Photo](/listings/photos/91650963/1775282) - ![Photo](/listings/photos/91650963/1775283) - ![Photo](/listings/photos/91650963/1775284) - ![Photo](/listings/photos/91650963/1775285) - ![Photo](/listings/photos/91650963/1775286) - ![Photo](/listings/photos/91650963/1775287) - ![Photo](/listings/photos/91650963/1775288) - ![Photo](/listings/photos/91650963/1775289) - ![Photo](/listings/photos/91650963/1775290) - ![Photo](/listings/photos/91650963/1775291) - ![Photo](/listings/photos/91650963/1775292) ## Floorplans - ![All](/listings/photos/91650963/1775293) - All ## FENSA Certificates This property has 1 FENSA certificate(s) on record. ### FENSA Certificate #1297208 - **Address:** 7 Valley Way, KNUTSFORD, WA16 9AH - **Certificate Issued:** 15/12/2003 - **Work Completed:** 19/11/2003 - **Items:** 1 window(s) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 7 VALLEY WAY, KNUTSFORD, CHESHIRE EAST, WA16 9AH | £580,000 | 07/06/2019 | 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 | |---------|-------|------|------| | 20 GRASSFIELD WAY, KNUTSFORD, CHESHIRE EAST, WA16 9AF | £551,000 | 03/12/2025 | Detached | | 45 SUMMERS WAY, KNUTSFORD, CHESHIRE EAST, WA16 9AR | £664,000 | 28/11/2025 | Detached | | 4 SUMMERS CLOSE, KNUTSFORD, CHESHIRE EAST, WA16 9AW | £480,000 | 25/01/2024 | Detached | | 2 HOLLINGFORD PLACE, KNUTSFORD, CHESHIRE EAST, WA16 9DP | £650,000 | 12/12/2023 | Detached | | 17 BEXTON LANE, KNUTSFORD, CHESHIRE EAST, WA16 9BW | £1,170,000 | 01/11/2023 | Detached | | 26 GRASSFIELD WAY, KNUTSFORD, CHESHIRE EAST, WA16 9AF | £405,000 | 01/11/2023 | 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 | | 26 SUMMERS WAY, KNUTSFORD, CHESHIRE EAST, WA16 9AP | £516,000 | 12/12/2022 | Detached | | 3 SUMMERS CLOSE, KNUTSFORD, CHESHIRE EAST, WA16 9AW | £495,000 | 02/12/2022 | 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 | | 47 BEGGARMANS LANE, KNUTSFORD, CHESHIRE EAST, WA16 9BA | £1,135,000 | 25/11/2022 | 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 | | 4 SUMMERS WAY, KNUTSFORD, CHESHIRE EAST, WA16 9AQ | £499,950 | 07/10/2022 | Detached | | 179 ASHWORTH PARK, KNUTSFORD, CHESHIRE EAST, WA16 9DN | £865,000 | 03/10/2022 | Detached | | 3 SUMMERS WAY, KNUTSFORD, CHESHIRE EAST, WA16 9AQ | £724,461 | 20/09/2022 | Detached | | 7 TREE WAY, KNUTSFORD, CHESHIRE EAST, WA16 9AL | £500,500 | 07/09/2022 | Detached | **Area average:** £710,246 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £846,762 (54 Detached, WA16, 2024–2026) - **Deviation:** +16.3% ## Rental Range *ONS Price Index of Private Rents (Cheshire East). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £884/mo - **Realistic:** £982/mo - **Optimistic:** £1,080/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:** 0.1% (weak for cashflow) - **Max investor price (0.8%):** £122,750 - **Target investor price (1%):** £98,200 *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:** £4,624/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -11.8% - **10y growth:** 24.4% ## House Price Index (HM Land Registry) *Official index for Cheshire East; Detached series; as of May 2026.* - **1y growth (index):** 3.3% - **5y growth (index):** 23.5% - **10y growth (index):** 50.8% ## 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)