# 5 bedroom detached house for sale (CW6 9AY) ## Property Details | Key | Value | |-----|-------| | Address | HOLMSTON COTTAGE, HICKHURST LANE, TARPORLEY, RUSHTON, CHESHIRE WEST AND CHESTER CW6 9AY | | Price | £1,000,000 | | Bedrooms | 5 | | Bathrooms | 3 | | Council tax | F | | Construction age | England and Wales: 1991-1995 | | Floor area | 259 m² | | Last sold | £415,000 Jan 2013 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** D - **Expiry date:** 22/09/2035 - **Current heating cost:** £2,692/year - **Est. upgrade cost to C:** £16,500 ### Recommendations - Floor insulation (solid floor) (£5,000 - £10,000) - Solar photovoltaic panels, 2.5 kWp (£8,000 - £10,000) ## Description A Country Home With Room to Live There are some homes where the setting is just as important as the house itself. This is one of them. Hidden within the rural hamlet of Rushton, yet only around eight minutes from Tarporley, this substantial country property occupies an exceptional private plot of approximately **1.49 acres**. Surrounded by established gardens and its own paddock, it offers a level of space and seclusion that is increasingly difficult to find, while remaining wonderfully connected to village life. The house has been extensively transformed by its current owners over the last twelve years, with a considered programme of improvements and a first-floor extension creating a home that is generous in scale, highly versatile and finished to an impressive standard. Inside, the emphasis is on space, light and connection. The accommodation is arranged over two floors, with much of the living taking place on the ground floor, making the property particularly adaptable to different stages of family life. At the centre is a beautifully appointed breakfast kitchen, finished in a sophisticated two-tone palette and featuring twin Belfast sinks. From here, the home opens naturally into a series of interconnected living spaces. The dining room leads through to an impressive 25ft lounge, where large glazed doors frame views across the garden and provide a seamless transition outside. Elsewhere, a generous open-plan family and breakfast room provides another relaxed space for everyday living, entertaining and gathering, again opening directly onto the garden through two sets of double doors. The accommodation currently includes **five bedrooms**, although the flexibility of the layout is perhaps one of its greatest assets. Three bedrooms are positioned on the ground floor alongside a beautifully finished family bathroom, additional shower room and a dedicated dressing room with extensive fitted storage. Upstairs, the extended first floor provides two further substantial double bedrooms and a family bathroom. For the next owners, the accommodation could remain exactly as it is or evolve to suit a different lifestyle — whether that means creating additional reception space, a home office, cinema, gym or simply enjoying the considerable bedroom provision. Throughout the house, the finish has been carefully considered. A striking marble fireplace, glass balustrading, bespoke internal doors, stylish bathrooms, quality flooring and thoughtfully designed lighting combine to give the property a polished yet comfortable feel. Outside Beyond the house, the setting is where this property really distinguishes itself. The approximately **1.49-acre plot** combines mature formal gardens with a sizeable paddock, providing an enviable amount of outdoor space and genuine potential for equestrian or smallholding use. The garden flows naturally into the paddock, creating a wonderful sense of openness without compromising the privacy of the house. A sweeping gravel driveway, approached through traditional brick pillars and cobbled detailing, provides an impressive arrival and ample parking. Set separately from the main house is a substantial detached building of approximately **288 sq ft**. Currently arranged as an office, it offers the flexibility to become a dedicated workspace, studio, gym or creative retreat — ideal for modern life where work and home increasingly need their own space. The Fifty Perspective What makes this property particularly special is not simply its size, but the combination of **privacy, flexibility and lifestyle** it offers. The house is remarkably secluded and not overlooked, while the surrounding countryside and proximity to Tarporley mean that village amenities, schools, dining and day-to-day convenience are all within easy reach. It is a home for those who want more from their surroundings — more space, more privacy and more freedom to use the property in a way that genuinely works for them. **Offered with no onward chain. An early viewing is strongly advised.** EPC Rating: D ## Property Photos - ![Photo](/listings/photos/93070959/2322806) - ![Photo](/listings/photos/93070959/2322807) - ![Photo](/listings/photos/93070959/2322808) - ![Photo](/listings/photos/93070959/2322809) - ![Photo](/listings/photos/93070959/2322810) - ![Photo](/listings/photos/93070959/2322811) - ![Photo](/listings/photos/93070959/2322812) - ![Photo](/listings/photos/93070959/2322813) - ![Photo](/listings/photos/93070959/2322814) - ![Photo](/listings/photos/93070959/2322815) - ![Photo](/listings/photos/93070959/2322816) - ![Photo](/listings/photos/93070959/2322817) - ![Photo](/listings/photos/93070959/2322818) - ![Photo](/listings/photos/93070959/2322819) - ![Photo](/listings/photos/93070959/2322820) - ![Photo](/listings/photos/93070959/2322821) - ![Photo](/listings/photos/93070959/2322822) - ![Photo](/listings/photos/93070959/2322823) - ![Photo](/listings/photos/93070959/2322824) - ![Photo](/listings/photos/93070959/2322825) - ![Photo](/listings/photos/93070959/2322826) - ![Photo](/listings/photos/93070959/2322827) - ![Photo](/listings/photos/93070959/2322828) - ![Photo](/listings/photos/93070959/2322829) - ![Photo](/listings/photos/93070959/2322831) - ![Photo](/listings/photos/93070959/2322833) - ![Photo](/listings/photos/93070959/2322835) - ![Photo](/listings/photos/93070959/2322836) - ![Photo](/listings/photos/93070959/2322838) - ![Photo](/listings/photos/93070959/2322840) - ![Photo](/listings/photos/93070959/2322842) - ![Photo](/listings/photos/93070959/2322844) - ![Photo](/listings/photos/93070959/2322845) - ![Photo](/listings/photos/93070959/2322847) - ![Photo](/listings/photos/93070959/2322848) - ![Photo](/listings/photos/93070959/2322850) - ![Photo](/listings/photos/93070959/2322852) - ![Photo](/listings/photos/93070959/2322854) - ![Photo](/listings/photos/93070959/2322856) - ![Photo](/listings/photos/93070959/2322858) - ![Photo](/listings/photos/93070959/2322861) - ![Photo](/listings/photos/93070959/2322864) - ![Photo](/listings/photos/93070959/2322866) - ![Photo](/listings/photos/93070959/2322869) ## Floorplans - ![All](/listings/photos/93070959/2322873) - All ## EPC Graphs - ![EPC 1](/listings/photos/93070959/2322877) - EPC 1 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | HOLMSTON COTTAGE HICKHURST LANE, RUSHTON, TARPORLEY, CHESHIRE WEST AND CHESTER, CW6 9AY | £415,000 | 11/01/2013 | 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 | |---------|-------|------|------| | DAMSON HOUSE BROOK ROAD, TARPORLEY, CHESHIRE WEST AND CHESTER, CW6 9HH | £967,000 | 26/02/2026 | Detached | | CAPRIOL LIGHTFOOT LANE, EATON, TARPORLEY, CHESHIRE WEST AND CHESTER, CW6 9AF | £830,000 | 30/01/2026 | Detached | | 11 TIRESFORD CLOSE, TARPORLEY, CHESHIRE WEST AND CHESTER, CW6 9YL | £595,000 | 04/12/2025 | Detached | | BANK HOUSE TILSTONE BANK, TILSTONE FEARNALL, TARPORLEY, CHESHIRE WEST AND CHESTER, CW6 9QH | £308,862 | 21/11/2025 | Detached | | THE OLD VICARAGE, TILSTONE FEARNALL, TARPORLEY, CHESHIRE WEST AND CHESTER, CW6 9HP | £1,500,000 | 03/09/2025 | Detached | | THE SPINNEY CALVELEY HALL LANE, CALVELEY, TARPORLEY, CHESHIRE EAST, CW6 9LA | £1,500,000 | 28/08/2025 | Detached | | HAWTHORNE BANK LOWER LANE, EATON, TARPORLEY, CHESHIRE WEST AND CHESTER, CW6 9AL | £580,000 | 31/03/2025 | Detached | | THE COACHES 1 NANTWICH ROAD, CALVELEY, TARPORLEY, CHESHIRE EAST, CW6 9ZG | £420,000 | 31/01/2025 | Detached | | THE COACHES 3 NANTWICH ROAD, CALVELEY, TARPORLEY, CHESHIRE EAST, CW6 9ZG | £440,000 | 31/01/2025 | Detached | | THE WILLOWS HUXLEY LANE, TIVERTON, TARPORLEY, CHESHIRE WEST AND CHESTER, CW6 9NB | £1,085,000 | 13/12/2024 | Detached | | FAIRLIE WYCHE LANE, BUNBURY, TARPORLEY, CHESHIRE EAST, CW6 9PD | £365,000 | 09/08/2024 | Detached | | 5 ORCHARD GARDENS, TARPORLEY, CHESHIRE WEST AND CHESTER, CW6 9GR | £810,000 | 02/08/2024 | Detached | | 4 ST BONIFACE CLOSE, BUNBURY, TARPORLEY, CHESHIRE EAST, CW6 9YR | £725,000 | 25/06/2024 | Detached | | DOLPHIN COTTAGE LONG LANE, SPURSTOW, TARPORLEY, CHESHIRE EAST, CW6 9RF | £975,000 | 12/04/2024 | Detached | | 3 GEORGES PLACE, BEESTON, TARPORLEY, CHESHIRE WEST AND CHESTER, CW6 9GW | £420,000 | 01/12/2023 | Detached | | 10 TOLLEMACHE WAY, ALPRAHAM, TARPORLEY, CHESHIRE EAST, CW6 9YS | £770,000 | 27/11/2023 | Detached | | GOLF HOUSE BEESTON BROOK, TIVERTON, TARPORLEY, CHESHIRE WEST AND CHESTER, CW6 9NH | £425,000 | 17/11/2023 | Detached | | WILLOW BANK SAPLING LANE, EATON, TARPORLEY, CHESHIRE WEST AND CHESTER, CW6 9AE | £483,500 | 03/11/2023 | Detached | | THE OLD STABLES BIRDS LANE, BUNBURY, TARPORLEY, CHESHIRE EAST, CW6 9PU | £400,000 | 26/10/2023 | Detached | | RACECOURSE LODGE RACECOURSE LANE, COTEBROOK, TARPORLEY, CHESHIRE WEST AND CHESTER, CW6 9EF | £700,000 | 18/10/2023 | Detached | | [Same street] WHITE ROSE BARN HICKHURST LANE, RUSHTON, TARPORLEY, CHESHIRE WEST AND CHESTER, CW6 9AY | £450,000 | 26/01/2023 | Detached | | [Same street] THE COPPICE HICKHURST LANE, RUSHTON, TARPORLEY, CHESHIRE WEST AND CHESTER, CW6 9AY | £650,000 | 03/08/2022 | Semi-detached | | [Same street] OULTON LOWE FARM HICKHURST LANE, RUSHTON, TARPORLEY, CHESHIRE WEST AND CHESTER, CW6 9AY | £870,000 | 14/07/2022 | Detached | | [Same street] THE HEDGEROWS HICKHURST LANE, RUSHTON, TARPORLEY, CHESHIRE WEST AND CHESTER, CW6 9AY | £527,000 | 10/06/2022 | Semi-detached | **Street average:** £624,250 (4 sales) **Area average:** £714,968 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £768,860 (29 Detached, CW6, 2024–2026) - **Deviation:** +30.1% ## Rental Range *ONS Price Index of Private Rents (Cheshire West and Chester). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £887/mo - **Realistic:** £986/mo - **Optimistic:** £1,085/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:** 0.1% (weak for cashflow) - **Max investor price (0.8%):** £123,250 - **Target investor price (1%):** £98,600 *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:** £3,861/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 9.5% - **10y growth:** 13.8% ## House Price Index (HM Land Registry) *Official index for Cheshire West and Chester; Detached series; as of June 2026.* - **1y growth (index):** 5.9% - **5y growth (index):** 20.6% - **10y growth (index):** 47.1% ## 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)