# 5 bedroom detached house for sale (WA16 8UA)

## Property Details

| Key | Value |
|-----|-------|
| Address | Wellbank Lane, Over Peover, WA16, WA16 8UA |
| Price | £1,800,000 |
| Bedrooms | 5 |
| Bathrooms | 3 |
| Council tax | H |

## Description

BEST BIDS REQUESTED BY CLOSE OF BUSINESS THURSDAY 12th FEBRUARY. 

A substantial and very attractive detached country house, in all just under 4000 square feet, located in a wonderful central position in this most sought after rural village right opposite the charming and picturesque Cricket pitch, standing within lovely South facing gardens and grounds of just under 1.5 acres.

The house offers huge potential for either a general scheme of improvement, modernisation and extension, or even complete redevelopment perhaps, subject to obtaining any necessary planning permissions.

The gardens and surrounding grounds are lovely, in all 1.43 acres, and the house sits well back from the road with a long driveway, enjoying far reaching open views at the rear with a South Westerly orientation, affording an excellent sunny aspect. They include formal and informal areas and a small wooded copse.

The accommodation feels spacious throughout and a large and impressive reception hall gives access to all four ground floor reception rooms. The kitchen/breakfast room sits to the rear, and there is an integral double garage that could be integrated into the accommodation. There are five bedrooms and three bathrooms on the first floor.

EPC Rating: F

## Property Photos

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## Floorplans

- ![All](/listings/photos/171324488/20884) - All

## Price vs local average

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

- **Local average:** £865,297 (51 Detached, WA16, 2024–2026)
- **Deviation:** +108%

## 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 East Lancs (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £793/mo

## 1% Rule

- **Rent ratio:** 0.05% (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.*

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** 24.7%
- **10y growth:** 65.2%

## 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)