# 5 bedroom detached house for sale (WA16 9ED) ## Property Details | Key | Value | |-----|-------| | Address | BEXTON LODGE, TOFT ROAD, KNUTSFORD, KNUTSFORD, CHESHIRE WA16 9ED | | Price | £2,400,000 | | Bedrooms | 5 | | Bathrooms | 3 | | Council tax | H | | Last sold | £1,200,000 Jun 2007 | ## Description *** WATCH OUR VIDEO TOUR *** A classic Victorian house in Knutsford with beautiful, creative details - and a garden of dreams. - Detached Victorian home - Design-led interior decoration - Five bedrooms, three bathrooms - Bespoke kitchen and living area with mezzanine - Orangery - Secondary kitchen and utility - Principal bedroom with dressing area and en suite - Good-sized cellar - South-facing formal gardens and large terrace - Garden studio - Private gated driveway - Custom-made wrought iron electric gates - Integrated double garage - Desirable Toft Road location Leasehold (service charge: £25pa) EPC - E Council Tax Band H ## Property Photos - ![Rear Elevation](/listings/photos/160448894/18818) - Rear Elevation - ![Entrance Hall](/listings/photos/160448894/18823) - Entrance Hall - ![Grounds](/listings/photos/160448894/18827) - Grounds - ![Lounge/Kitchen](/listings/photos/160448894/18830) - Lounge/Kitchen - ![Living Room](/listings/photos/160448894/18833) - Living Room - ![Dining Room](/listings/photos/160448894/18840) - Dining Room - ![Lounge/Kitchen](/listings/photos/160448894/18843) - Lounge/Kitchen - ![Kitchen/Lounge](/listings/photos/160448894/18848) - Kitchen/Lounge - ![Kitchen](/listings/photos/160448894/18850) - Kitchen - ![Kitchen/Orangery](/listings/photos/160448894/18853) - Kitchen/Orangery - ![Orangery](/listings/photos/160448894/18856) - Orangery - ![Orangery](/listings/photos/160448894/18859) - Orangery - ![Utility](/listings/photos/160448894/18863) - Utility - ![Landing](/listings/photos/160448894/18866) - Landing - ![Principal](/listings/photos/160448894/18869) - Principal - ![En Suite](/listings/photos/160448894/18874) - En Suite - ![Dressing Room](/listings/photos/160448894/18876) - Dressing Room - ![Bedroom](/listings/photos/160448894/18878) - Bedroom - ![Family Bathroom](/listings/photos/160448894/18881) - Family Bathroom - ![Mezzanine](/listings/photos/160448894/18884) - Mezzanine - ![Garden Room](/listings/photos/160448894/18886) - Garden Room - ![grounds](/listings/photos/160448894/18889) - grounds - ![Grounds](/listings/photos/160448894/18891) - Grounds - ![Rear Elevation](/listings/photos/160448894/18892) - Rear Elevation - ![Front Elevation](/listings/photos/160448894/18894) - Front Elevation - ![Entrance](/listings/photos/160448894/18896) - Entrance - ![Front Elevation](/listings/photos/160448894/18898) - Front Elevation ## Floorplans - ![Ground Floor](/listings/photos/160448894/18899) - Ground Floor - ![First Floor](/listings/photos/160448894/18902) - First Floor - ![Cellars](/listings/photos/160448894/18904) - Cellars - ![Garden Room](/listings/photos/160448894/18905) - Garden Room ## EPC Graphs - ![EPC Rating Graph](/listings/photos/160448894/18919) - EPC Rating Graph ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | BEXTON LODGE TOFT ROAD, KNUTSFORD, MACCLESFIELD, CHESHIRE, WA16 9ED | £1,200,000 | 12/06/2007 | Detached | | BEXTON LODGE TOFT ROAD, KNUTSFORD, MACCLESFIELD, CHESHIRE, WA16 9ED | £800,000 | 12/09/2002 | 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 | |---------|-------|------|------| | 140 GROVE PARK, KNUTSFORD, CHESHIRE EAST, WA16 8QD | £650,000 | 15/12/2025 | Detached | | 20 GRASSFIELD WAY, KNUTSFORD, CHESHIRE EAST, WA16 9AF | £551,000 | 03/12/2025 | Detached | | SANCTUM LEGH ROAD, KNUTSFORD, CHESHIRE EAST, WA16 8LP | £1,000,000 | 12/02/2025 | Detached | | 26 GRASSFIELD WAY, KNUTSFORD, CHESHIRE EAST, WA16 9AF | £405,000 | 01/11/2023 | Detached | | 17 BEXTON LANE, KNUTSFORD, CHESHIRE EAST, WA16 9BW | £1,170,000 | 01/11/2023 | Detached | | [Same street] HANSEN HOUSE TOFT ROAD, KNUTSFORD, CHESHIRE EAST, WA16 9ED | £2,550,000 | 18/05/2023 | Detached | | 5 GRASSFIELD WAY, KNUTSFORD, CHESHIRE EAST, WA16 9AF | £876,000 | 19/12/2022 | Detached | | 101 ASHWORTH PARK, KNUTSFORD, CHESHIRE EAST, WA16 9DQ | £825,000 | 18/11/2022 | Detached | | 74 GLEBELANDS ROAD, KNUTSFORD, CHESHIRE EAST, WA16 9DZ | £675,000 | 18/11/2022 | Detached | | 51 GROVE PARK, KNUTSFORD, CHESHIRE EAST, WA16 8QD | £700,000 | 11/11/2022 | Detached | | 22 GRASSFIELD WAY, KNUTSFORD, CHESHIRE EAST, WA16 9AF | £463,000 | 10/10/2022 | Detached | | 11 TREVONE CLOSE, KNUTSFORD, CHESHIRE EAST, WA16 9EJ | £960,000 | 05/10/2022 | Detached | | THE COACH HOUSE LEGH ROAD, KNUTSFORD, CHESHIRE EAST, WA16 8LP | £2,050,000 | 11/08/2022 | Detached | | 30 GRASSFIELD WAY, KNUTSFORD, CHESHIRE EAST, WA16 9AF | £455,000 | 10/08/2022 | Detached | | 13 GRASSFIELD WAY, KNUTSFORD, CHESHIRE EAST, WA16 9AF | £600,000 | 17/06/2022 | Detached | | 18 GROVE PARK, KNUTSFORD, CHESHIRE EAST, WA16 8QA | £630,000 | 13/06/2022 | Detached | | 150 GROVE PARK, KNUTSFORD, CHESHIRE EAST, WA16 8QD | £625,000 | 25/03/2022 | Detached | | [Same street] WYECROFT TOFT ROAD, KNUTSFORD, CHESHIRE EAST, WA16 9ED | £2,500,000 | 25/02/2022 | Detached | | 6 SEYMOUR CHASE, KNUTSFORD, CHESHIRE EAST, WA16 9BY | £750,000 | 28/01/2022 | Detached | | 17 GROVE PARK, KNUTSFORD, CHESHIRE EAST, WA16 8QA | £635,000 | 20/01/2022 | Detached | | 70 GLEBELANDS ROAD, KNUTSFORD, CHESHIRE EAST, WA16 9DZ | £620,000 | 17/12/2021 | Detached | | 168 GROVE PARK, KNUTSFORD, CHESHIRE EAST, WA16 8QD | £578,000 | 15/10/2021 | Detached | **Street average:** £2,525,000 (2 sales) **Area average:** £760,900 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £865,297 (51 Detached, WA16, 2024–2026) - **Deviation:** +177.4% ## 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:** 0.04% (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:** 24.3% - **10y growth:** 65.1% ## 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)