# 4 bedroom detached house for sale (WA16 9AY) ## Property Details | Key | Value | |-----|-------| | Address | 28 VALLEY WAY, KNUTSFORD, CHESHIRE EAST WA16 9AY | | Price | £850,000 | | Bedrooms | 4 | | Bathrooms | 3 | | Council tax | F | | Last sold | £399,950 Aug 2016 | ## Description An immaculate, extended and refurbished detached modern house, situated in a popular and very sought after central location, just a short stroll to the excellent Bexton primary school, and all the towns amenities, located on a good corner plot with parking for several cars, integral garage, and south westerly facing rear garden. The house was fully remodelled several years ago and includes infrastructure such as a Loxone Fully Automated Smart Home system including Lighting, Heating, Multi-room Audio; Security & CCTV, whole house Mechanical Ventilation Heat Recovery (MVHR), wiring infrastructure in place for external electric car charger and a whole house Uni-Fi Wi-Fi system. Hall, wc, boot room, open plan kitchen/dining/living room, lounge, play room, study, utility room, main bedroom with dressing room and en suite, three further bedrooms, guest bedroom also with en suite, family bathroom. Gravelled driveway for several cars, garage, corner plot with gardens all around, good sized rear garden with artificial grass. EPC Rating: C ## Property Photos - ![Photo](/listings/photos/171952529/71716) - ![Photo](/listings/photos/171952529/71718) - ![Photo](/listings/photos/171952529/71720) - ![Photo](/listings/photos/171952529/71723) - ![Photo](/listings/photos/171952529/71724) - ![Photo](/listings/photos/171952529/71726) - ![Photo](/listings/photos/171952529/71728) - ![Photo](/listings/photos/171952529/71730) - ![Photo](/listings/photos/171952529/71731) - ![Photo](/listings/photos/171952529/71733) - ![Photo](/listings/photos/171952529/71734) - ![Photo](/listings/photos/171952529/71736) - ![Photo](/listings/photos/171952529/71737) - ![Photo](/listings/photos/171952529/71738) - ![Photo](/listings/photos/171952529/71739) - ![Photo](/listings/photos/171952529/71740) - ![Photo](/listings/photos/171952529/71741) - ![Photo](/listings/photos/171952529/71743) - ![Photo](/listings/photos/171952529/71744) - ![Photo](/listings/photos/171952529/71745) - ![Photo](/listings/photos/171952529/71746) - ![Photo](/listings/photos/171952529/71748) - ![Photo](/listings/photos/171952529/71749) - ![Photo](/listings/photos/171952529/71750) - ![Photo](/listings/photos/171952529/71751) - ![Photo](/listings/photos/171952529/71753) - ![Photo](/listings/photos/171952529/71755) - ![Photo](/listings/photos/171952529/71757) ## Floorplans - ![All](/listings/photos/171952529/71759) - All ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 28 VALLEY WAY, KNUTSFORD, CHESHIRE EAST, WA16 9AY | £399,950 | 09/08/2016 | 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 | |---------|-------|------|------| | 20 GRASSFIELD WAY, KNUTSFORD, CHESHIRE EAST, WA16 9AF | £551,000 | 03/12/2025 | Detached | | 45 SUMMERS WAY, KNUTSFORD, CHESHIRE EAST, WA16 9AR | £664,000 | 28/11/2025 | Detached | | 65 BEGGARMANS LANE, KNUTSFORD, CHESHIRE EAST, WA16 9BB | £480,000 | 28/03/2025 | Detached | | 2 HOLLINGFORD PLACE, KNUTSFORD, CHESHIRE EAST, WA16 9DP | £650,000 | 12/12/2023 | Detached | | 22 ROWLEY WAY, KNUTSFORD, CHESHIRE EAST, WA16 9AU | £675,000 | 11/12/2023 | 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 | | 4 TREE WAY, KNUTSFORD, CHESHIRE EAST, WA16 9AL | £460,000 | 24/05/2023 | Detached | | 5 GRASSFIELD WAY, KNUTSFORD, CHESHIRE EAST, WA16 9AF | £876,000 | 19/12/2022 | Detached | | 26 SUMMERS WAY, KNUTSFORD, CHESHIRE EAST, WA16 9AP | £516,000 | 12/12/2022 | Detached | | 3 SUMMERS CLOSE, KNUTSFORD, CHESHIRE EAST, WA16 9AW | £495,000 | 02/12/2022 | Detached | | 3 BEGGARMANS LANE, KNUTSFORD, CHESHIRE EAST, WA16 9BE | £985,000 | 30/11/2022 | Detached | | FOXCLOUDS, 4 BEGGARMANS LANE, KNUTSFORD, CHESHIRE EAST, WA16 9BG | £1,300,000 | 30/11/2022 | Detached | | 47 BEGGARMANS LANE, KNUTSFORD, CHESHIRE EAST, WA16 9BA | £1,135,000 | 25/11/2022 | Detached | | 9 LOWLAND WAY, KNUTSFORD, CHESHIRE EAST, WA16 9AG | £640,000 | 31/10/2022 | Detached | | 22 GRASSFIELD WAY, KNUTSFORD, CHESHIRE EAST, WA16 9AF | £463,000 | 10/10/2022 | Detached | | 4 SUMMERS WAY, KNUTSFORD, CHESHIRE EAST, WA16 9AQ | £499,950 | 07/10/2022 | Detached | | 3 SUMMERS WAY, KNUTSFORD, CHESHIRE EAST, WA16 9AQ | £724,461 | 20/09/2022 | Detached | | 7 TREE WAY, KNUTSFORD, CHESHIRE EAST, WA16 9AL | £500,500 | 07/09/2022 | Detached | | 12 ROXBY WAY, KNUTSFORD, CHESHIRE EAST, WA16 9AX | £530,000 | 10/08/2022 | Detached | | [Same street] 25 VALLEY WAY, KNUTSFORD, CHESHIRE EAST, WA16 9AY | £625,000 | 24/06/2021 | Detached | **Street average:** £625,000 (1 sale) **Area average:** £685,996 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £865,297 (51 Detached, WA16, 2024–2026) - **Deviation:** -1.8% ## 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:** 0.11% (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)