# 5 bedroom detached house for sale (CW6 9TF) ## Property Details | Key | Value | |-----|-------| | Address | TREE TOPS, PECKFORTON HALL LANE, TARPORLEY, SPURSTOW, CHESHIRE EAST CW6 9TF | | Price | £1,200,000 | | Bedrooms | 5 | | Bathrooms | 3 | | Construction age | England and Wales: 1967-1975 | | Floor area | 229 m² | | Last sold | £825,000 Dec 2021 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** C - **Expiry date:** 24/08/2031 - **Current heating cost:** £1,219/year - **Est. upgrade cost to C:** £15,500 ### Recommendations - Cavity wall insulation (£500 - £1,500) - Floor insulation (solid floor) (£4,000 - £6,000) - Solar water heating (£4,000 - £6,000) - Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500) ## Description LW008 A beautiful, detached residence in an exceptional semi-rural setting.  Set along one of Cheshire’s most sought-after country lanes, Tree Tops is a beautifully positioned home offering privacy, space and countryside views, all within easy reach of local villages and transport links. Surrounded by mature greenery and open landscapes, the property enjoys a wonderfully peaceful setting, ideal for modern country living. Tree Tops is a thoughtfully arranged residence that blends comfort with flexibility, offering well-proportioned accommodation suited to both family life and entertaining. The house is approached via a private drive, creating an immediate sense of arrival and seclusion. The reception rooms are generous and light-filled, with large windows framing views across the gardens and surrounding countryside. The layout flows naturally, providing a balance between open spaces and more intimate rooms, ideal for both everyday living and formal occasions.  The kitchen forms the heart of the home, designed as a welcoming space for family and guests alike, with direct access to the garden, perfect for indoor-outdoor living during the warmer months. The five bedrooms are well proportioned and calmly styled, with the principal suite enjoying a particularly attractive outlook and a sense of quiet retreat. With three bathrooms, the accommodation offers excellent flexibility, suitable for home working, guests or multi-generational living. The gardens at Tree Tops are a notable feature providing a variety of spaces for relaxation, recreation and entertaining. Predominantly laid to lawn and bordered by mature trees and planting, the grounds offer both privacy and an ever-changing outlook through the seasons.  There is a large glass veranda providing shelter from spring showers whilst still enjoying the garden and giving a beautiful outside dining space.  A home office with power, heating, internet and speakers for music could easily be used as a luxury summer house or beauty room.  There is also the option to add a hot tub if the buyer wanted to.  Terraces and seating areas are well positioned to take advantage of the setting, making the most of long summer evenings and views over the surrounding countryside. Situated in an enviable position on Peckforton Hall Lane, regarded as one of the area’s most desirable rural addresses. The property lies within easy reach of the villages of  Spurstow, Bunbury and Tarporley, which offer a range of local amenities, pubs, and highly regarded schools.  The wider area is renowned for its scenic walking and riding countryside, including nearby Peckforton Hills and the Sandstone Trail. Road connections are excellent, with access to Chester, Nantwich and Crewe, and onward rail services to London and other major cities.   ## Property Photos - ![Photo](/listings/photos/171818000/31356) - ![Photo](/listings/photos/171818000/31359) - ![Photo](/listings/photos/171818000/31362) - ![Photo](/listings/photos/171818000/31364) - ![Photo](/listings/photos/171818000/31366) - ![Photo](/listings/photos/171818000/31369) - ![Photo](/listings/photos/171818000/31372) - ![Photo](/listings/photos/171818000/31374) - ![Photo](/listings/photos/171818000/31375) - ![Photo](/listings/photos/171818000/31379) - ![Photo](/listings/photos/171818000/31381) - ![Photo](/listings/photos/171818000/31383) - ![Photo](/listings/photos/171818000/31385) - ![Photo](/listings/photos/171818000/31386) - ![Photo](/listings/photos/171818000/31388) - ![Photo](/listings/photos/171818000/31390) - ![Photo](/listings/photos/171818000/31391) - ![Photo](/listings/photos/171818000/31392) - ![Photo](/listings/photos/171818000/31393) - ![Photo](/listings/photos/171818000/31394) - ![Photo](/listings/photos/171818000/31395) - ![Photo](/listings/photos/171818000/31396) - ![Photo](/listings/photos/171818000/31397) - ![Photo](/listings/photos/171818000/31398) - ![Photo](/listings/photos/171818000/31399) - ![Photo](/listings/photos/171818000/31400) - ![Photo](/listings/photos/171818000/31401) - ![Photo](/listings/photos/171818000/31402) - ![Photo](/listings/photos/171818000/31403) - ![Photo](/listings/photos/171818000/31404) - ![Photo](/listings/photos/171818000/31405) - ![Photo](/listings/photos/171818000/31407) - ![Photo](/listings/photos/171818000/31410) - ![Photo](/listings/photos/171818000/31413) - ![Photo](/listings/photos/171818000/31416) - ![Photo](/listings/photos/171818000/31419) - ![Photo](/listings/photos/171818000/31421) - ![Photo](/listings/photos/171818000/31423) - ![Photo](/listings/photos/171818000/31424) - ![Photo](/listings/photos/171818000/31426) - ![Photo](/listings/photos/171818000/31427) - ![Photo](/listings/photos/171818000/31428) - ![Photo](/listings/photos/171818000/31429) - ![Photo](/listings/photos/171818000/31430) - ![Photo](/listings/photos/171818000/31431) - ![Photo](/listings/photos/171818000/31432) - ![Photo](/listings/photos/171818000/31433) - ![Photo](/listings/photos/171818000/31434) - ![Photo](/listings/photos/171818000/31435) - ![Photo](/listings/photos/171818000/31436) - ![Photo](/listings/photos/171818000/31437) - ![Photo](/listings/photos/171818000/31438) - ![Photo](/listings/photos/171818000/31440) - ![Photo](/listings/photos/171818000/31441) - ![Photo](/listings/photos/171818000/31442) - ![Photo](/listings/photos/171818000/31444) - ![Photo](/listings/photos/171818000/31446) - ![Photo](/listings/photos/171818000/31447) - ![Photo](/listings/photos/171818000/31448) - ![Photo](/listings/photos/171818000/31450) - ![Photo](/listings/photos/171818000/31452) - ![Photo](/listings/photos/171818000/31453) - ![Photo](/listings/photos/171818000/31455) - ![Photo](/listings/photos/171818000/31457) - ![Photo](/listings/photos/171818000/31459) - ![Photo](/listings/photos/171818000/31461) - ![Photo](/listings/photos/171818000/31464) - ![Photo](/listings/photos/171818000/31466) - ![Photo](/listings/photos/171818000/31469) - ![Photo](/listings/photos/171818000/31472) - ![Photo](/listings/photos/171818000/31477) - ![Photo](/listings/photos/171818000/31479) - ![Photo](/listings/photos/171818000/31483) - ![Photo](/listings/photos/171818000/31486) - ![Photo](/listings/photos/171818000/31489) ## Floorplans - ![Floorplan 1](/listings/photos/171818000/31492) - Floorplan 1 ## EPC Graphs - ![EPC 1](/listings/photos/171818000/31496) - EPC 1 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | TREE TOPS PECKFORTON HALL LANE, SPURSTOW, TARPORLEY, CHESHIRE EAST, CW6 9TF | £825,000 | 16/12/2021 | Detached | | TREE TOPS PECKFORTON HALL LANE, SPURSTOW, TARPORLEY, CHESHIRE EAST, CW6 9TF | £390,000 | 09/05/2014 | 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 | |---------|-------|------|------| | THE BUTLANDS WHITCHURCH ROAD, SPURSTOW, TARPORLEY, CHESHIRE EAST, CW6 9TD | £1,200,000 | 23/08/2023 | Detached | | TWO CROFTS BACK LANE, SPURSTOW, TARPORLEY, CHESHIRE EAST, CW6 9TE | £580,000 | 03/08/2022 | Detached | | THE COTTAGE PECKFORTON HALL LANE, SPURSTOW, TARPORLEY, CHESHIRE EAST, CW6 9TG | £775,000 | 07/07/2022 | Detached | | [Same street] NEAUM PECKFORTON HALL LANE, SPURSTOW, TARPORLEY, CHESHIRE EAST, CW6 9TF | £475,000 | 12/05/2022 | Detached | | COMPTON BACK LANE, SPURSTOW, TARPORLEY, CHESHIRE EAST, CW6 9TE | £335,000 | 14/01/2022 | Detached | **Street average:** £475,000 (1 sale) **Area average:** £722,500 (4 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £747,172 (28 Detached, CW6, 2024–2026) - **Deviation:** +60.6% ## Rental Range *ONS Price Index of Private Rents (Cheshire East). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £878/mo - **Realistic:** £975/mo - **Optimistic:** £1,073/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Lancaster (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £723/mo ## 1% Rule - **Rent ratio:** 0.08% (weak for cashflow) - **Max investor price (0.8%):** £121,875 - **Target investor price (1%):** £97,500 *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 Area rent estimate.* ## Price per Square Metre - **£/m²:** £5,240/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 46.4% - **10y growth:** 73% ## House Price Index (HM Land Registry) *Official index for Cheshire East; Detached series; as of March 2026.* - **1y growth (index):** 1.6% - **5y growth (index):** 23.6% - **10y growth (index):** 51.5% ## 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)