# 5 bedroom detached house for sale (SK9 2LJ)

## Property Details

| Key | Value |
|-----|-------|
| Address | 9 PRESTBURY ROAD, WILMSLOW, WILMSLOW, CHESHIRE SK9 2LJ |
| Price | £1,350,000 |
| Bedrooms | 5 |
| Bathrooms | 4 |
| Construction age | England and Wales: 2007-2011 |
| Floor area | 736 m² |
| Last sold | £1,300,000 Oct 2002 |

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** B
- **Expiry date:** 31/03/2026 — **EXPIRED** (no longer valid for marketing or letting)
- **Current heating cost:** £2,572/year
- **Est. upgrade cost to C:** £6,800

### Recommendations
- F (£200 - £400)
- U (£5,000 - £8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0798-8000-7224-4936-7934)

## Description

Set behind one of Wilmslow’s most desirable addresses, The Willows presents a unique opportunity to create an exceptional new home in the heart of Cheshire’s Golden Triangle.

With planning permission already approved, this outstanding self-build plot extends to approximately 0.54 acres and offers the perfect setting for a beautifully designed Regency-inspired residence of 3961 sq ft (excluding garage) / 4251 sq ft (inclusive of the garage)

Carefully conceived to combine timeless architecture with contemporary family living, The Willows delivers elegant proportions, impressive entertaining spaces and luxurious accommodation throughout.

Highlights

* Prestigious Prestbury Road address

* Self-build opportunity within approximately 0.54 acres

* Planning consent approved (Cheshire East Ref: 24/1000M)

* Proposed detached Regency-style residence

* 3961 sq ft (excluding garage) / 4251 sq ft (inclusive of the garage)

* Five-bedroom, four-bathroom layout

* Expansive kitchen/living/dining space opening onto the gardens

* Separate formal lounge and additional reception room

* Detached double garage

* Potential for further development within the roof space and to the rear, subject to approval

* Prime position close to Wilmslow, Alderley Edge and Prestbury

A Home Designed for Modern Living

The approved plans for The Willows have been thoughtfully designed to create a home that feels both grand and welcoming.

The ground floor centres around a spectacular open-plan kitchen, dining and living area intended as the social heart of the house, ideal for entertaining, family gatherings and everyday living. Alongside this are elegant reception rooms offering flexibility for formal dining, a cinema room, playroom or home office space.

A striking entrance hall and feature staircase create an immediate sense of arrival, while practical additions including a utility room, pantry, boot room and guest WC ensure the property functions effortlessly for modern lifestyles.

Upstairs, the proposed accommodation includes five generously proportioned bedrooms and four bathrooms, with the principal suite designed as a luxurious private retreat. The approved design also allows exciting scope to create additional accommodation within the roof area, subject to any required permissions.

A Lifestyle Defined by Convenience & Countryside

Life at The Willows offers the perfect balance between refined Cheshire living and everyday convenience. Positioned along the prestigious Prestbury Road, the setting combines privacy and greenery with immediate access to some of the region’s most desirable destinations.

Mornings can begin with coffee in Wilmslow’s independent cafés, afternoons spent browsing Alderley Edge’s boutiques and restaurants, and evenings enjoying the vibrant social scene of nearby Prestbury village - all just moments from your doorstep.

For families, the area is synonymous with exceptional education, with some of Cheshire’s most highly regarded schools including The King’s School, Pownall Hall, Wilmslow Prep and The Ryleys all within easy reach.

Despite its peaceful surroundings, connectivity is effortless. Wilmslow station provides fast direct services into Manchester and London, while Manchester Airport is conveniently close for international travel and business.

Bordered by beautiful open countryside, scenic walks and the picturesque Bollin Valley, The Willows delivers a lifestyle that is both aspirational and wonderfully connected, where rural tranquillity and modern luxury coexist seamlessly.

Property Information

* Freehold self-build plot

* Approximately 0.54 acres

* Approved detached dwelling of 3961 sq ft (excluding garage) / 4251 sq ft (inclusive of the garage)

* Proposed accommodation: five bedrooms / four bathrooms

* Detached double garage

Planning Permission

Planning permission has been granted by Cheshire East Council under reference 24/1000M.

Prospective purchasers should make their own enquiries regarding the approved plans, planning conditions and future development potential.

## Property Photos

- ![Photo](/listings/photos/89049495/734375)
- ![Photo](/listings/photos/89049495/734376)
- ![Photo](/listings/photos/89049495/734377)
- ![Photo](/listings/photos/89049495/734378)
- ![Photo](/listings/photos/89049495/734379)
- ![Photo](/listings/photos/89049495/734380)
- ![Photo](/listings/photos/89049495/734381)
- ![Photo](/listings/photos/89049495/734382)
- ![Photo](/listings/photos/89049495/734383)
- ![Photo](/listings/photos/89049495/734384)

## Floorplans

- ![Floorplan 1](/listings/photos/89049495/734385) - Floorplan 1
- ![Floorplan 2](/listings/photos/89049495/734386) - Floorplan 2

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #15895793
- **Address:** 9 Prestbury Road, WILMSLOW, SK9 2LJ
- **Certificate Issued:** 13/08/2023
- **Work Completed:** 01/08/2023
- **Items:** 1 door(s)

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 9 PRESTBURY ROAD, WILMSLOW, MACCLESFIELD, CHESHIRE, SK9 2LJ | £1,300,000 | 30/10/2002 | 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 |
|---------|-------|------|------|
| 3 PRESTBURY ROAD, WILMSLOW, CHESHIRE EAST, SK9 2LJ | £1,500,000 | 29/11/2024 | Detached |
| STONELEIGH, 1 PRESTBURY ROAD, WILMSLOW, CHESHIRE EAST, SK9 2LJ | £2,795,000 | 14/02/2024 | Detached |
| COACHMANS COTTAGE WESTON ROAD, WILMSLOW, CHESHIRE EAST, SK9 2AN | £1,025,000 | 13/05/2022 | Detached |
| 1 WESTON ROAD, WILMSLOW, CHESHIRE EAST, SK9 2AN | £1,025,000 | 13/05/2022 | Detached |
| 21 HOUGH LANE, WILMSLOW, CHESHIRE EAST, SK9 2LQ | £4,000,000 | 22/04/2022 | Detached |
| 27 HOUGH LANE, WILMSLOW, CHESHIRE EAST, SK9 2LQ | £2,165,000 | 19/01/2022 | Detached |
| FAIROAK WESTON ROAD, WILMSLOW, CHESHIRE EAST, SK9 2AN | £1,700,000 | 26/11/2021 | Detached |
| FAIROAK WESTON ROAD, WILMSLOW, CHESHIRE EAST, SK9 2AN | £1,095,000 | 26/11/2021 | Detached |
| LOWMEADE, 25 HOUGH LANE, WILMSLOW, CHESHIRE EAST, SK9 2LQ | £3,700,000 | 12/11/2021 | Detached |
| VARDEN HOUSE FARM, 12 ADLINGTON ROAD, WILMSLOW, CHESHIRE EAST, SK9 2AL | £1,137,500 | 24/09/2021 | Detached |
| 6 HOUGH LANE, WILMSLOW, CHESHIRE EAST, SK9 2LG | £2,400,000 | 29/06/2021 | Detached |

**Area average:** £2,049,318 (11 sales)

## Price vs local average

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

- **Local average:** £955,321 (94 Detached, SK9, 2024–2026)
- **Deviation:** +41.3%

## Rental Range

*ONS Price Index of Private Rents (Cheshire East). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £881/mo
- **Realistic:** £979/mo
- **Optimistic:** £1,077/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for West Pennine (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £760/mo

## 1% Rule

- **Rent ratio:** 0.07% (weak for cashflow)
- **Max investor price (0.8%):** £122,375
- **Target investor price (1%):** £97,900

*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:** £1,834/m²

## Capital growth trend

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

- **5y growth:** 29.6%
- **10y growth:** 87.7%

## 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)