# 6 bedroom detached house for sale (WA16 8QR) ## Property Details | Key | Value | |-----|-------| | Address | 23 LEYCESTER ROAD, KNUTSFORD, CHESHIRE EAST WA16 8QR | | Price | £4,950,000 | | Bathrooms | 5 | | Council tax | H | | Floor area | 339 m² | | Last sold | £1,500,000 May 2017 | ## EPC Rating & Upgrade Cost - **Current rating:** E - **Potential rating:** B - **Expiry date:** 03/05/2027 - **Current heating cost:** £3,341/year - **Est. upgrade cost to C:** £47,730 ### Recommendations - A3 (£1,500 - £2,700) - Q (£4,000 - £14,000) - W2 (£4,000 - £6,000) - D (£80 - £120) - E (£130) - O (£3,300 - £6,500) - U (£5,000 - £8,000) - V2 (£15,000 - £25,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0848-7081-6215-9563-5984) ## Description A six-bedroom period house in one of Knutsford's most established residential settings, where original architecture is complemented by confident contemporary interiors. - Late Victorian home - Substantial plot - Six bedrooms - Principal bedroom with his and hers dressing rooms - Bespoke open-plan kitchen - Four reception rooms - Indoor pool and gym - Guest suite - Lower ground floor - Double garage - Two gated driveways - Electric car charging point - Knutsford Conservation Area - Leycester Road address ## Property Photos - ![Rear Elevation](/listings/photos/92926362/2279290) - Rear Elevation - ![Living Kitchen](/listings/photos/92926362/2279295) - Living Kitchen - ![Covered Area](/listings/photos/92926362/2279297) - Covered Area - ![Entrance Hall](/listings/photos/92926362/2279298) - Entrance Hall - ![Entrance Hall](/listings/photos/92926362/2279301) - Entrance Hall - ![Entrance Hall](/listings/photos/92926362/2279303) - Entrance Hall - ![Living Kitchen](/listings/photos/92926362/2279305) - Living Kitchen - ![Kitchen](/listings/photos/92926362/2279306) - Kitchen - ![Living Area](/listings/photos/92926362/2279308) - Living Area - ![Pantry](/listings/photos/92926362/2279309) - Pantry - ![Sitting Room](/listings/photos/92926362/2279311) - Sitting Room - ![Snug](/listings/photos/92926362/2279313) - Snug - ![Study](/listings/photos/92926362/2279315) - Study - ![Leisure Suite](/listings/photos/92926362/2279317) - Leisure Suite - ![Leisure Suite](/listings/photos/92926362/2279319) - Leisure Suite - ![Gym](/listings/photos/92926362/2279322) - Gym - ![Principal Bedroom](/listings/photos/92926362/2279324) - Principal Bedroom - ![En Suite](/listings/photos/92926362/2279325) - En Suite - ![Dressing Room](/listings/photos/92926362/2279327) - Dressing Room - ![Dressing Room](/listings/photos/92926362/2279329) - Dressing Room - ![Family Bathroom](/listings/photos/92926362/2279331) - Family Bathroom - ![Bedroom](/listings/photos/92926362/2279332) - Bedroom - ![En Suite](/listings/photos/92926362/2279334) - En Suite - ![rear elevation](/listings/photos/92926362/2279337) - rear elevation - ![Side Elevation](/listings/photos/92926362/2279339) - Side Elevation - ![Garden](/listings/photos/92926362/2279343) - Garden ## Floorplans - ![Ground Floor](/listings/photos/92926362/2279346) - Ground Floor - ![Lower Ground Floor](/listings/photos/92926362/2279351) - Lower Ground Floor - ![First Floor](/listings/photos/92926362/2279355) - First Floor - ![Second Floor](/listings/photos/92926362/2279360) - Second Floor - ![Garage](/listings/photos/92926362/2279362) - Garage - ![Outbuilding](/listings/photos/92926362/2279366) - Outbuilding ## EPC Graphs - ![EPC Rating Graph](/listings/photos/92926362/2279368) - EPC Rating Graph ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 23 LEYCESTER ROAD, KNUTSFORD, CHESHIRE EAST, WA16 8QR | £1,500,000 | 09/05/2017 | Flat | | 23 LEYCESTER ROAD, KNUTSFORD, CHESHIRE EAST, WA16 8QR | £1,045,000 | 29/06/2012 | Flat | ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | [Same street] THE PINES, 22 LEYCESTER ROAD, KNUTSFORD, CHESHIRE EAST, WA16 8QR | £1,350,000 | 12/12/2025 | Detached | | 3 OAKLEIGH, KNUTSFORD, CHESHIRE EAST, WA16 8QW | £956,000 | 27/11/2025 | Detached | | HAYSVILLE CHELFORD ROAD, KNUTSFORD, CHESHIRE EAST, WA16 8QP | £2,100,000 | 15/08/2025 | Detached | | 44 GOUGHS LANE, KNUTSFORD, CHESHIRE EAST, WA16 8QN | £2,500,000 | 29/09/2023 | Detached | | HIGH TREES CHELFORD ROAD, KNUTSFORD, CHESHIRE EAST, WA16 8NN | £850,000 | 11/09/2023 | Detached | | 6 CARRWOOD, KNUTSFORD, CHESHIRE EAST, WA16 8NG | £750,000 | 23/06/2023 | Detached | | 52 FIR TREE AVENUE, KNUTSFORD, CHESHIRE EAST, WA16 8NF | £995,000 | 08/06/2023 | Detached | | THE HOLLIES LEGH ROAD, KNUTSFORD, CHESHIRE EAST, WA16 8LS | £1,075,000 | 12/05/2023 | Detached | | 5 RUTHERFORD DRIVE, KNUTSFORD, CHESHIRE EAST, WA16 8GX | £1,700,000 | 25/04/2023 | Detached | | 3 ASTLEY CLOSE, KNUTSFORD, CHESHIRE EAST, WA16 8GZ | £1,650,000 | 07/03/2023 | Detached | | 5 FIR TREE AVENUE, KNUTSFORD, CHESHIRE EAST, WA16 8NF | £1,065,000 | 25/11/2022 | Detached | | 3 OAKLEIGH, KNUTSFORD, CHESHIRE EAST, WA16 8QW | £806,600 | 30/09/2022 | Detached | | 7 WARWICK CLOSE, KNUTSFORD, CHESHIRE EAST, WA16 8NA | £840,000 | 01/09/2022 | Detached | | 31 GOUGHS LANE, KNUTSFORD, CHESHIRE EAST, WA16 8QN | £1,150,000 | 08/04/2022 | Detached | | 8 OAKLEIGH, KNUTSFORD, CHESHIRE EAST, WA16 8QW | £865,000 | 25/02/2022 | Detached | | THE MOORINGS LEGH ROAD, KNUTSFORD, CHESHIRE EAST, WA16 8NT | £1,855,000 | 28/01/2022 | Detached | | TITHE COTTAGE, 4 CHELFORD ROAD, KNUTSFORD, CHESHIRE EAST, WA16 8LY | £640,000 | 18/11/2021 | Detached | | 36 FIR TREE AVENUE, KNUTSFORD, CHESHIRE EAST, WA16 8NF | £1,175,000 | 17/09/2021 | Detached | **Street average:** £1,350,000 (1 sale) **Area average:** £1,233,682 (17 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £895,088 (58 Detached, WA16, 2024–2026) - **Deviation:** +453% ## 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 East Lancs (Apr 2025 – Mar 2026).* ## Rental Comparables *Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.* | Title | Rent | Beds | Distance | As seen on | |------|------|------|------|------| | [Heathlands House, Knutsford](http://87.117.209.195:8080/listings/6d382f1) | £1,295/mo | 2 | 0.96 miles | Rightmove | | 1 Bed Flat, Tabley Road, WA16 | £895/mo | 1 | 1.21 miles | OpenRent | **Average rent: £1,095/mo (2 listings)** ## 1% Rule - **Rent ratio:** 0.02% (weak for cashflow) - **Max investor price (0.8%):** £136,875 - **Target investor price (1%):** £109,500 *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 £1,095/mo).* - **Gross yield:** 0.3% - **Cost-to-rent:** 376.7× - **Monthly cashflow:** £-18,533/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -15.5% *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:** £14,602/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 5.4% - **10y growth:** 61.9% ## 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)