# 4 bedroom semi-detached house for sale (WA16 0NP) ## Property Details | Key | Value | |-----|-------| | Address | 25 TABLEY CLOSE, KNUTSFORD, CHESHIRE EAST WA16 0NP | | Price | £625,000 | | Bedrooms | 4 | | Council tax | D | | Construction age | England and Wales: 1950-1966 | | Floor area | 93 m² | | Last sold | £625,000 Jan 2025 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** B - **Expiry date:** 23/04/2031 - **Current heating cost:** £637/year - **Est. upgrade cost to C:** £17,123 ### Recommendations - W2 (£4,000 - £6,000) - C (£15 - £30) - I (£2,200 - £3,000) - N (£4,000 - £6,000) - U (£3,500 - £5,500) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0130-2214-7040-2029-7195) ## Description A beautifully presented and extended four bedroom semi detached contemporary family home benefitting from far reaching rural views to the rear. The property has been extended and completely refurbished throughout by the current owners to create a stunning family home located in a quiet cul-de-sac, a short walk from Knutsford town center and Tatton Park. The property offers over 1500 sqft of accommodation, the focal points of which are the wonderful open plan kitchen/living/dining room and the indulgent master bedroom suite. On entering the property you are immediately struck by the open plan design of the property, the hallway offers stairs to the first floor and immediately opens in to the kitchen/living/dining room that is illuminated by a central atrium and bi-fold doors to the rear. The kitchen is fitted with a range of contemporary wall and base storage units and a key feature is the central island with breakfast bar. There is a large lounge area and a superb space for a large family dining table. To the front of the property is an attractive snug that could also be utilised as a playroom. Off the kitchen there is a utility room with work surfaces, storage and plumbing and space for washing machine and separate dryer. Also on the ground floor is a WC. On the first floor there are four good size bedrooms, the master bedroom is stunning with juliet balcony offering far reaching rural views. Off the master bedroom is a contemporary ensuite shower room. The main family bathroom has been fitted to a very high specification with free standing bath, walk in shower cubicle, vanity unit with cupboard beneath and heated towel rail. To the front of the property is a private driveway, immediately to the rear is a flagged patio with good size lawn featuring an open aspect to make the most of the far reaching rural views on offer. ## Property Photos - ![20240521-DJI_0078.jpg](/listings/photos/153029270/1072099) - 20240521-DJI_0078.jpg - ![20240521-DSC06341-Edit.jpg](/listings/photos/153029270/1072100) - 20240521-DSC06341-Edit.jpg - ![20240521-DSC06290-Edit-Edit.jpg](/listings/photos/153029270/1072101) - 20240521-DSC06290-Edit-Edit.jpg - ![20240521-DSC06252.jpg](/listings/photos/153029270/1072102) - 20240521-DSC06252.jpg - ![20240521-DSC06255.jpg](/listings/photos/153029270/1072103) - 20240521-DSC06255.jpg - ![20240521-DSC06256.jpg](/listings/photos/153029270/1072104) - 20240521-DSC06256.jpg - ![20240521-DSC06257.jpg](/listings/photos/153029270/1072105) - 20240521-DSC06257.jpg - ![20240521-DSC06265.jpg](/listings/photos/153029270/1072106) - 20240521-DSC06265.jpg - ![20240521-DSC06259.jpg](/listings/photos/153029270/1072107) - 20240521-DSC06259.jpg - ![20240521-DSC06272.jpg](/listings/photos/153029270/1072108) - 20240521-DSC06272.jpg - ![20240521-DSC06276.jpg](/listings/photos/153029270/1072109) - 20240521-DSC06276.jpg - ![20240521-DSC06278.jpg](/listings/photos/153029270/1072110) - 20240521-DSC06278.jpg - ![20240521-DSC06280.jpg](/listings/photos/153029270/1072111) - 20240521-DSC06280.jpg - ![20240521-DSC06281.jpg](/listings/photos/153029270/1072112) - 20240521-DSC06281.jpg - ![20240521-DSC06285.jpg](/listings/photos/153029270/1072113) - 20240521-DSC06285.jpg - ![20240521-DSC06301.jpg](/listings/photos/153029270/1072114) - 20240521-DSC06301.jpg - ![20240521-DSC06317.jpg](/listings/photos/153029270/1072115) - 20240521-DSC06317.jpg - ![20240521-DSC06333.jpg](/listings/photos/153029270/1072116) - 20240521-DSC06333.jpg - ![20240521-DSC06335.jpg](/listings/photos/153029270/1072117) - 20240521-DSC06335.jpg - ![20240521-DSC06336.jpg](/listings/photos/153029270/1072118) - 20240521-DSC06336.jpg - ![20240521-DSC06323.jpg](/listings/photos/153029270/1072119) - 20240521-DSC06323.jpg - ![20240521-DSC06306.jpg](/listings/photos/153029270/1072120) - 20240521-DSC06306.jpg - ![20240521-DSC06308.jpg](/listings/photos/153029270/1072121) - 20240521-DSC06308.jpg - ![20240521-DSC06310.jpg](/listings/photos/153029270/1072122) - 20240521-DSC06310.jpg - ![20240521-DSC06330.jpg](/listings/photos/153029270/1072123) - 20240521-DSC06330.jpg - ![20240521-DSC06289-Edit-Edit-Edit.jpg](/listings/photos/153029270/1072124) - 20240521-DSC06289-Edit-Edit-Edit.jpg - ![20240521-DSC06300.jpg](/listings/photos/153029270/1072125) - 20240521-DSC06300.jpg ## EPC Graphs - ![EPC epcgraph.co.uk](/listings/photos/153029270/1072126) - EPC epcgraph.co.uk ## FENSA Certificates This property has 1 FENSA certificate(s) on record. ### FENSA Certificate #9998898 - **Address:** 25 Tabley Close, KNUTSFORD, WA16 0NP - **Certificate Issued:** 23/12/2013 - **Work Completed:** 25/11/2013 - **Items:** 8 window(s) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 25 TABLEY CLOSE, KNUTSFORD, CHESHIRE EAST, WA16 0NP | £625,000 | 17/01/2025 | Semi-detached | | 25 TABLEY CLOSE, KNUTSFORD, CHESHIRE EAST, WA16 0NP | £360,000 | 13/08/2021 | Semi-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 | |---------|-------|------|------| | 28 FRESHFIELDS, KNUTSFORD, CHESHIRE EAST, WA16 0NR | £500,000 | 27/10/2023 | Semi-detached | | [Same street] 29 TABLEY CLOSE, KNUTSFORD, CHESHIRE EAST, WA16 0NP | £550,000 | 20/07/2023 | Semi-detached | | 12 QUEENSWAY, KNUTSFORD, CHESHIRE EAST, WA16 0NN | £425,000 | 09/12/2022 | Semi-detached | | 43 QUEENSWAY, KNUTSFORD, CHESHIRE EAST, WA16 0NJ | £516,200 | 25/03/2022 | Semi-detached | | 9 QUEENSWAY, KNUTSFORD, CHESHIRE EAST, WA16 0NJ | £395,000 | 17/12/2021 | Semi-detached | | 14 MANCHESTER ROAD, KNUTSFORD, CHESHIRE EAST, WA16 0NT | £410,000 | 02/12/2021 | Semi-detached | **Street average:** £550,000 (1 sale) **Area average:** £449,240 (5 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £470,225 (28 Semi-detached, WA16, 2024–2026) - **Deviation:** +32.9% ## 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 East Lancs (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £793/mo ## 1% Rule - **Rent ratio:** 0.16% (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:** £6,720/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -14.2% - **10y growth:** 21.1% ## House Price Index (HM Land Registry) *Official index for Cheshire East; Semi-detached series; as of April 2026.* - **1y growth (index):** 2% - **5y growth (index):** 22.6% - **10y growth (index):** 53% ## 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)