# 4 bedroom detached house for sale (WA16 8NG) ## Property Details | Key | Value | |-----|-------| | Address | 2 CARRWOOD, KNUTSFORD, KNUTSFORD, CHESHIRE WA16 8NG | | Price | £725,000 | | Bedrooms | 4 | | Bathrooms | 2 | | Council tax | F | | Construction age | England and Wales: 1950-1966 | | Floor area | 158 m² | | Last sold | £230,000 Jan 2003 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** C - **Current heating cost:** £1,716/year - **Est. upgrade cost to C:** £12,600 ### Recommendations - A3 (£1,500 - £2,700) - W1 (£800 - £1,200) - N (£4,000 - £6,000) - U (£3,500 - £5,500) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9732-3046-9202-9585-8200) ## Description A detached dormer style home offering flexible accommodation across two floors, a large garage, driveway and superb southerly facing rear garden just a few minutes walk from the town centre. Carrwood is a highly sought-after residential road positioned within a very well regarded section of the town. The vast selection of amenities, transport links and schools are all within walking distance, making this a lovely location to raise a family or downsize, as many have. This property occupies a super plot, which boasts a wonderful southerly aspect to the rear garden, giving all day sunshine and creating light and spacious feeling accommodation. The accommodation offers great versatility and includes three/four bedrooms and two bathrooms, including an ensuite shower room to the principal bedroom. The ground floor offers a large lounge, dining room, study, fourth bedroom or additional reception room and a lovely breakfast kitchen, along with a downstairs WC and a utility room. The first floor offers all three bedrooms, the two bathrooms and a large linen cupboard. To the front of the property is a formal grass lawn and a block paved driveway for several vehicles, leading to the attached garage with an up-and-over door. The rear garden is both wide and deep, and has been attractively landscaped to include a block paved patio for entertaining. The property is offered for sale with no onward chain and is ripe for improvement, modernisation and extension (SSTP), as many of the neighbouring homes have been. EPC Rating: D ## Property Photos - ![Photo](/listings/photos/174385727/115376) - ![Photo](/listings/photos/174385727/115377) - ![Photo](/listings/photos/174385727/115378) - ![Photo](/listings/photos/174385727/115379) - ![Photo](/listings/photos/174385727/115380) - ![Photo](/listings/photos/174385727/115381) - ![Photo](/listings/photos/174385727/115382) - ![Photo](/listings/photos/174385727/115383) - ![Photo](/listings/photos/174385727/115384) - ![Photo](/listings/photos/174385727/115385) - ![Photo](/listings/photos/174385727/115386) - ![Photo](/listings/photos/174385727/115387) - ![Photo](/listings/photos/174385727/115388) - ![Photo](/listings/photos/174385727/115389) - ![Photo](/listings/photos/174385727/115390) - ![Photo](/listings/photos/174385727/115391) - ![Photo](/listings/photos/174385727/115392) - ![Photo](/listings/photos/174385727/115393) - ![Photo](/listings/photos/174385727/115394) - ![Photo](/listings/photos/174385727/115395) - ![Photo](/listings/photos/174385727/115396) - ![Photo](/listings/photos/174385727/115397) - ![Photo](/listings/photos/174385727/115398) ## Floorplans - ![Other](/listings/photos/174385727/115399) - Other ## EPC Graphs - ![EPC 1](/listings/photos/174385727/115400) - EPC 1 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 2 CARRWOOD, KNUTSFORD, MACCLESFIELD, CHESHIRE, WA16 8NG | £230,000 | 10/01/2003 | 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 PINES, 22 LEYCESTER ROAD, KNUTSFORD, CHESHIRE EAST, WA16 8QR | £1,350,000 | 12/12/2025 | Detached | | HAYSVILLE CHELFORD ROAD, KNUTSFORD, CHESHIRE EAST, WA16 8QP | £2,100,000 | 15/08/2025 | Detached | | SANCTUM LEGH ROAD, KNUTSFORD, CHESHIRE EAST, WA16 8LP | £1,000,000 | 12/02/2025 | Detached | | HIGH TREES CHELFORD ROAD, KNUTSFORD, CHESHIRE EAST, WA16 8NN | £850,000 | 11/09/2023 | Detached | | [Same street] 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 FIR TREE AVENUE, KNUTSFORD, CHESHIRE EAST, WA16 8NF | £1,065,000 | 25/11/2022 | Detached | | 24 CARRWOOD, KNUTSFORD, CHESHIRE EAST, WA16 8NE | £855,000 | 09/09/2022 | Detached | | 7 WARWICK CLOSE, KNUTSFORD, CHESHIRE EAST, WA16 8NA | £840,000 | 01/09/2022 | Detached | | 10 BALMORAL CLOSE, KNUTSFORD, CHESHIRE EAST, WA16 8LN | £875,000 | 31/08/2022 | Detached | | THE COACH HOUSE LEGH ROAD, KNUTSFORD, CHESHIRE EAST, WA16 8LP | £2,050,000 | 11/08/2022 | Detached | | TITHE COTTAGE, 4 CHELFORD ROAD, KNUTSFORD, CHESHIRE EAST, WA16 8LY | £640,000 | 18/11/2021 | Detached | | 14 BUCKINGHAM DRIVE, KNUTSFORD, CHESHIRE EAST, WA16 8LH | £729,000 | 22/09/2021 | Detached | | 36 FIR TREE AVENUE, KNUTSFORD, CHESHIRE EAST, WA16 8NF | £1,175,000 | 17/09/2021 | Detached | | HIGH MORLAND LODGE LEGH ROAD, KNUTSFORD, CHESHIRE EAST, WA16 8LP | £820,000 | 13/08/2021 | Detached | | 2 LEYCESTER CLOSE, KNUTSFORD, CHESHIRE EAST, WA16 8QQ | £2,100,000 | 23/07/2021 | Detached | | 4 WARWICK CLOSE, KNUTSFORD, CHESHIRE EAST, WA16 8NA | £921,000 | 30/06/2021 | Detached | | 25 BUCKINGHAM DRIVE, KNUTSFORD, CHESHIRE EAST, WA16 8LH | £692,000 | 29/06/2021 | Detached | | GRANGE COTTAGE CHELFORD ROAD, KNUTSFORD, CHESHIRE EAST, WA16 8NN | £675,000 | 29/06/2021 | Detached | **Street average:** £750,000 (1 sale) **Area average:** £1,095,105 (19 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £865,297 (51 Detached, WA16, 2024–2026) - **Deviation:** -16.2% ## 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 ## Rental Comparables *Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.* | Title | Rent | Beds | Distance | As seen on | |------|------|------|------|------| | 4 Bed Detached House, Grove Park, WA16 | £2,000/mo | 4 | 0.38 miles | OpenRent | | 4 Bed Detached House, Plumley Moor Road, WA16 | £8,200/mo | 4 | 0.6 miles | OpenRent | **Average rent: £5,100/mo (2 listings)** ## 1% Rule - **Rent ratio:** 0.7% (weak for cashflow) - **Max investor price (0.8%):** £637,500 - **Target investor price (1%):** £510,000 *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 £5,100/mo).* - **Gross yield:** 8.4% - **Cost-to-rent:** 11.8× - **Monthly cashflow:** £1,710/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 9.8% *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:** £4,589/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 49% - **10y growth:** 63.1% ## House Price Index (HM Land Registry) *Official index for Cheshire East; Detached series; as of February 2026.* - **1y growth (index):** 0.7% - **5y growth (index):** 21.5% - **10y growth (index):** 51.1% ## 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)