# 5 bedroom detached house for sale (WA16 9LH)

## Property Details

| Key | Value |
|-----|-------|
| Address | MERESIDE HOUSE, WASH LANE, KNUTSFORD, ALLOSTOCK, CHESHIRE WEST AND CHESTER WA16 9LH |
| Price | £1,295,000 |
| Bedrooms | 5 |
| Bathrooms | 3 |
| Council tax | G |
| Construction age | England and Wales: 1996-2002 |
| Floor area | 353 m² |
| Last sold | £900,000 Dec 2017 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 03/09/2034
- **Current heating cost:** £3,094/year
- **Est. upgrade cost to C:** £29,500

### Recommendations
- Solar water heating (£4,000 - £6,000)
- Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)
- Wind turbine (£15,000 - £25,000)

## Description

Nestled within a quiet yet convenient residential locale, this exceptional 5-bedroom detached house is a sanctuary of modern luxury and comfort. Spanning an impressive 3700 square feet, this sprawling residence offers a wealth of open-plan living space that seamlessly blends contemporary design with functionality.

This magnificent home boasts a fabulous indoor pool, providing a year-round oasis for relaxation and leisure. With five generously proportioned bedrooms and four well-appointed bathrooms, the property offers versatile living arrangements to accommodate a variety of lifestyle needs. Set within a large enclosed plot with electric gates, privacy and security are ensured for residents.

Benefiting from a sought-after location and presenting a rare opportunity with no onward vendor chain, this property represents a harmonious union of space, style, and convenience.

EPC Rating: D

## Property Photos

- ![Photo](/listings/photos/91950372/1915296)
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## Floorplans

- ![All](/listings/photos/91950372/1915328) - All

## EPC Graphs

- ![EPC 1](/listings/photos/91950372/1915329) - EPC 1

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| MERESIDE HOUSE WASH LANE, ALLOSTOCK, KNUTSFORD, CHESHIRE WEST AND CHESTER, WA16 9LH | £900,000 | 13/12/2017 | 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 |
|---------|-------|------|------|
| 42 PRINCESS ROAD, ALLOSTOCK, KNUTSFORD, CHESHIRE WEST AND CHESTER, WA16 9LQ | £457,000 | 17/04/2025 | Detached |
| 35 PRINCESS ROAD, ALLOSTOCK, KNUTSFORD, CHESHIRE WEST AND CHESTER, WA16 9LW | £450,000 | 08/07/2022 | Detached |

**Area average:** £453,500 (2 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £846,762 (54 Detached, WA16, 2024–2026)
- **Deviation:** +52.9%

## Rental Range

*ONS Price Index of Private Rents (Cheshire West and Chester). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £883/mo
- **Realistic:** £981/mo
- **Optimistic:** £1,079/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:** 0.08% (weak for cashflow)
- **Max investor price (0.8%):** £122,625
- **Target investor price (1%):** £98,100

*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:** £3,669/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 West and Chester; Detached series; as of May 2026.*

- **1y growth (index):** 5.5%
- **5y growth (index):** 22.2%
- **10y growth (index):** 48.5%

## 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)