# 5 bedroom detached house for sale (WA16 8QP) ## Property Details | Key | Value | |-----|-------| | Address | Chelford Road, Knutsford, Cheshire, WA16, WA16 8QP | | Price | £2,250,000 | | Bedrooms | 5 | | Bathrooms | 4 | | Council tax | H | ## Description A stunning period family home on the outskirts of Knutsford set in beautiful grounds of approx.1.3 acres, with a valuable permission to create a detached leisure complex. Description: Sandings is a delightful, detached period home just 1 mile from Knutsford centre within the Legh Road conservation area. Accessed via Leycester Road the property enjoys a substantial plot of approx. 1.3 acres which have been beautifully landscaped creating a truly delightful setting for this individual family home. The house enjoys two large reception rooms, an orangery, but without doubt the focal point of the house is its split level living dining kitchen with its bespoke range of units, AGA and a locally crafted metal balustrade inspired by the art deco Hoover building all helping to form a splendid day to day living space of excellent proportions. To the first floor the five bedrooms can be found (two ensuite), the remaining bedrooms being serviced by the two family bathrooms. Throughout the property there are a number of. features that have been retained including sash windows, cornicing and fireplaces. Outside: Standing in generous grounds of approx. 1.3 acres, the house enjoys a sweeping drive off Leycester. Road through the bluebell woodland garden which brings you to a gated enclosed courtyard with an extensive range of outbuildings and garaging. The gardens are truly a delightful with mature shrubs, trees, borders and a large lawned area providing a stunning spring and summer display. To the front there is a further parking and turning area. Set within the grounds to the eastern boundary there is a valuable permission to construct a detached leisure complex complete with pool, gym, sauna and changing facilities (further details available from selling agents). Planning Ref: 25/4219/CLPUD Agents Note: The sale will be subject to a clawback clause, granting the vendors and their successors in title to the land, 30% of any uplift in market value should planning consent be obtained for a separate dwelling. The clawback will be for a period of 20 years and payable on the earlier of (i) implementation of the planning consent for a separate dwelling, (ii) sale with the benefit of such consent and (iii) if planning consent for more than one dwelling is granted. Key Selling Features • Stunning period family residence • Expansive 1.3 acre (approx.) landscaped grounds • Striking split level living dining kitchen • Five bedrooms, two en suites • Extensive outbuildings and garaging • Permission for a detached leisure complex Tenure - Freehold Council Tax Band H ## Property Photos - ![Aerial View](/listings/photos/88398696/350843) - Aerial View - ![Gardens](/listings/photos/88398696/350844) - Gardens - ![Kitchen](/listings/photos/88398696/350845) - Kitchen - ![Living Room](/listings/photos/88398696/350846) - Living Room - ![Entrance Hall](/listings/photos/88398696/350847) - Entrance Hall - ![Kitchen](/listings/photos/88398696/350848) - Kitchen - ![Dining Area](/listings/photos/88398696/350850) - Dining Area - ![Living Room](/listings/photos/88398696/350851) - Living Room - ![Dining Room](/listings/photos/88398696/350853) - Dining Room - ![Drawing Room](/listings/photos/88398696/350856) - Drawing Room - ![Study](/listings/photos/88398696/350858) - Study - ![Orangery](/listings/photos/88398696/350860) - Orangery - ![Principal Bedroom](/listings/photos/88398696/350863) - Principal Bedroom - ![Ensuite](/listings/photos/88398696/350865) - Ensuite - ![Bedroom](/listings/photos/88398696/350867) - Bedroom - ![Bedroom](/listings/photos/88398696/350869) - Bedroom - ![Patio](/listings/photos/88398696/350871) - Patio - ![Patio](/listings/photos/88398696/350873) - Patio - ![Court Yard](/listings/photos/88398696/350875) - Court Yard - ![Front Elevation](/listings/photos/88398696/350878) - Front Elevation - ![Front Elevation](/listings/photos/88398696/350880) - Front Elevation - ![Gardens](/listings/photos/88398696/350882) - Gardens - ![Court Yard](/listings/photos/88398696/350884) - Court Yard - ![Rear Elevation](/listings/photos/88398696/350886) - Rear Elevation - ![Driveway](/listings/photos/88398696/350888) - Driveway - ![Driveway](/listings/photos/88398696/350890) - Driveway ## Floorplans - ![Floorplan](/listings/photos/88398696/350892) - Floorplan ## EPC Graphs - ![EPC Rating Graph](/listings/photos/88398696/350894) - EPC Rating Graph ## 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 | | 3 OAKLEIGH, KNUTSFORD, CHESHIRE EAST, WA16 8QW | £956,000 | 27/11/2025 | Detached | | [Same street] HAYSVILLE CHELFORD ROAD, KNUTSFORD, CHESHIRE EAST, WA16 8QP | £2,100,000 | 15/08/2025 | Detached | | 44 GOUGHS LANE, KNUTSFORD, CHESHIRE EAST, WA16 8QN | £2,500,000 | 29/09/2023 | Detached | | HIGH TREES CHELFORD ROAD, KNUTSFORD, CHESHIRE EAST, WA16 8NN | £850,000 | 11/09/2023 | Detached | | 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 | | 5 RUTHERFORD DRIVE, KNUTSFORD, CHESHIRE EAST, WA16 8GX | £1,700,000 | 25/04/2023 | Detached | | 3 ASTLEY CLOSE, KNUTSFORD, CHESHIRE EAST, WA16 8GZ | £1,650,000 | 07/03/2023 | Detached | | 5 FIR TREE AVENUE, KNUTSFORD, CHESHIRE EAST, WA16 8NF | £1,065,000 | 25/11/2022 | Detached | | 3 OAKLEIGH, KNUTSFORD, CHESHIRE EAST, WA16 8QW | £806,600 | 30/09/2022 | Detached | | 7 WARWICK CLOSE, KNUTSFORD, CHESHIRE EAST, WA16 8NA | £840,000 | 01/09/2022 | Detached | | 31 GOUGHS LANE, KNUTSFORD, CHESHIRE EAST, WA16 8QN | £1,150,000 | 08/04/2022 | Detached | | 8 OAKLEIGH, KNUTSFORD, CHESHIRE EAST, WA16 8QW | £865,000 | 25/02/2022 | 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 | **Street average:** £2,100,000 (1 sale) **Area average:** £1,126,350 (16 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £844,904 (51 Detached, WA16, 2024–2026) - **Deviation:** +166.3% ## Rental Range *ONS Price Index of Private Rents (Cheshire East). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £884/mo - **Realistic:** £982/mo - **Optimistic:** £1,080/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 | |------|------|------|------|------| | 5 Bed End Terrace, Longridge, WA16 | £700/mo | 5 | 1.03 miles | OpenRent | **Average rent: £700/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.03% (weak for cashflow) - **Max investor price (0.8%):** £87,500 - **Target investor price (1%):** £70,000 *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 £700/mo).* - **Gross yield:** 0.4% - **Cost-to-rent:** 267.9× - **Monthly cashflow:** £-8,256/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -15.2% *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).* ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -12% - **10y growth:** 31.2% ## House Price Index (HM Land Registry) *Official index for Cheshire East; Detached series; as of April 2026.* - **1y growth (index):** 0.9% - **5y growth (index):** 20.9% - **10y growth (index):** 48.3% ## 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)