# 5 bedroom detached house for sale (WA16 8QL) ## Property Details | Key | Value | |-----|-------| | Address | 26 GOUGHS LANE, KNUTSFORD, CHESHIRE EAST WA16 8QL | | Price | £1,999,995 | | Bedrooms | 5 | | Bathrooms | 3 | | Council tax | G | | Last sold | £2,150,000 Oct 2023 | ## Description An impressive modern detached family house, nearly 5,000 sq ft in all, standing in large, gated south facing gardens of about 1/3 of acre with a lovely open aspect over fields. The Legh Road Conservation Area is the town’s most sought after district, Goughs Lane lying on the outer edge, houses on this side of the street enjoying a lovely southerly aspect over open farmland at the rear. The house was constructed around 30 years ago to a very good standard and was further enlarged on the second floor during the past 10 years or so, to provide an excellent additional storey, which gives a further large bedroom suite with a large upper floor lounge/games room, all overlooking the gardens and fields at the rear. The accommodation is bright and spacious with rooms of excellent proportions and there are four ground floor reception rooms including a spacious lounge with adjacent snug or family room, a ground floor study/sitting room and a large garden room, which sits adjacent to the kitchen/breakfast room. The garden room and kitchen have planning permission to extend further into a lovely open-plan arrangement, as is the fashion today. This planning consent was granted in 2024 and the plans are available to inspect in the link attached. There are five large double bedrooms and four bathrooms over two upper floors. The main bedroom is a large suite with dressing room and en suite bathroom, all of the bathrooms are modern and contemporary, having been refitted at the time of the top floor conversion. The grounds and plot are excellent with electric gates at the front and off-road parking for a number of cars on the driveway. There is an integral double garage and potential possibly for a conversion of the garage into the accommodation, and the erection of a detached double garage to the front garden as with other properties along the street, although planning consent would be required. The lawned gardens sit to the rear of the house in the main, they face in a southerly direction and enjoy a lovely view. EPC Rating: C ## Property Photos - ![Photo](/listings/photos/162885188/20097) - ![Photo](/listings/photos/162885188/20099) - ![Photo](/listings/photos/162885188/20102) - ![Photo](/listings/photos/162885188/20104) - ![Photo](/listings/photos/162885188/20105) - ![Photo](/listings/photos/162885188/20107) - ![Photo](/listings/photos/162885188/20108) - ![Photo](/listings/photos/162885188/20111) - ![Photo](/listings/photos/162885188/20113) - ![Photo](/listings/photos/162885188/20115) - ![Photo](/listings/photos/162885188/20117) - ![Photo](/listings/photos/162885188/20119) - ![Photo](/listings/photos/162885188/20122) - ![Photo](/listings/photos/162885188/20123) - ![Photo](/listings/photos/162885188/20125) - ![Photo](/listings/photos/162885188/20128) - ![Photo](/listings/photos/162885188/20129) - ![Photo](/listings/photos/162885188/20131) - ![Photo](/listings/photos/162885188/20133) - ![Photo](/listings/photos/162885188/20135) - ![Photo](/listings/photos/162885188/20137) - ![Photo](/listings/photos/162885188/20138) - ![Photo](/listings/photos/162885188/20142) - ![Photo](/listings/photos/162885188/20143) - ![Photo](/listings/photos/162885188/20146) - ![Photo](/listings/photos/162885188/20148) - ![Photo](/listings/photos/162885188/20149) - ![Photo](/listings/photos/162885188/20152) - ![Photo](/listings/photos/162885188/20154) - ![Photo](/listings/photos/162885188/20156) - ![Photo](/listings/photos/162885188/20157) - ![Photo](/listings/photos/162885188/20160) - ![Photo](/listings/photos/162885188/20161) - ![Photo](/listings/photos/162885188/20164) - ![Photo](/listings/photos/162885188/20165) - ![Photo](/listings/photos/162885188/20167) - ![Photo](/listings/photos/162885188/20170) - ![Photo](/listings/photos/162885188/20171) - ![Photo](/listings/photos/162885188/20174) - ![Photo](/listings/photos/162885188/20176) - ![Photo](/listings/photos/162885188/20177) - ![Photo](/listings/photos/162885188/20180) - ![Photo](/listings/photos/162885188/20182) - ![Photo](/listings/photos/162885188/20184) - ![Photo](/listings/photos/162885188/20186) - ![Photo](/listings/photos/162885188/20188) ## Floorplans - ![All](/listings/photos/162885188/20189) - All ## EPC Graphs - ![EPC 1](/listings/photos/162885188/20191) - EPC 1 ## FENSA Certificates This property has 1 FENSA certificate(s) on record. ### FENSA Certificate #13798331 - **Address:** 26 Goughs Lane, KNUTSFORD, WA16 8QL - **Certificate Issued:** 14/10/2019 - **Work Completed:** 03/10/2019 - **Items:** 22 window(s), 6 door(s) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 26 GOUGHS LANE, KNUTSFORD, CHESHIRE EAST, WA16 8QL | £2,150,000 | 31/10/2023 | 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 | |---------|-------|------|------| | [Same street] 23 GOUGHS LANE, KNUTSFORD, CHESHIRE EAST, WA16 8QL | £1,200,000 | 12/12/2023 | Detached | | 44 GOUGHS LANE, KNUTSFORD, CHESHIRE EAST, WA16 8QN | £2,500,000 | 29/09/2023 | Detached | | 3 ASTLEY CLOSE, KNUTSFORD, CHESHIRE EAST, WA16 8GZ | £1,650,000 | 07/03/2023 | Detached | | [Same street] 22 GOUGHS LANE, KNUTSFORD, CHESHIRE EAST, WA16 8QL | £2,995,000 | 06/03/2023 | Detached | | [Same street] 24 GOUGHS LANE, KNUTSFORD, CHESHIRE EAST, WA16 8QL | £2,075,000 | 18/01/2023 | Detached | | [Same street] 30 GOUGHS LANE, KNUTSFORD, CHESHIRE EAST, WA16 8QL | £2,995,000 | 05/12/2022 | Detached | | 31 GOUGHS LANE, KNUTSFORD, CHESHIRE EAST, WA16 8QN | £1,150,000 | 08/04/2022 | Detached | | [Same street] 24 GOUGHS LANE, KNUTSFORD, CHESHIRE EAST, WA16 8QL | £2,000,000 | 18/02/2022 | Detached | | THE MOORINGS LEGH ROAD, KNUTSFORD, CHESHIRE EAST, WA16 8NT | £1,855,000 | 28/01/2022 | Detached | **Street average:** £2,253,000 (5 sales) **Area average:** £1,788,750 (4 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £922,790 (66 Detached, WA16, 2024–2026) - **Deviation:** +116.7% ## Rental Range *ONS Price Index of Private Rents (Cheshire East). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £887/mo - **Realistic:** £985/mo - **Optimistic:** £1,084/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:** 0.05% (weak for cashflow) - **Max investor price (0.8%):** £123,125 - **Target investor price (1%):** £98,500 *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:** 21% - **10y growth:** 123.5% ## House Price Index (HM Land Registry) *Official index for Cheshire East; Detached series; as of July 2026.* - **1y growth (index):** 4.6% - **5y growth (index):** 27.4% - **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)