# 6 bedroom detached house for sale (SK9 5PZ) ## Property Details | Key | Value | |-----|-------| | Address | POWNALL HALL FARM, KINGS ROAD, WILMSLOW, WILMSLOW, CHESHIRE SK9 5PZ | | Price | £6,000,000 | | Bathrooms | 5 | | Council tax | G | | Construction age | England and Wales: 1930-1949 | | Floor area | 149 m² | | Last sold | £1,900,000 Oct 2002 | ## EPC Rating & Upgrade Cost - **Current rating:** E - **Potential rating:** C - **Expiry date:** 03/01/2030 - **Current heating cost:** £1,397/year - **Est. upgrade cost to C:** £11,555 ### Recommendations - Cavity wall insulation (£500 - £1,500) - Floor insulation (suspended floor) (£800 - £1,200) - Low energy lighting for all fixed outlets (£55) - Solar water heating (£4,000 - £6,000) - Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500) ## Description *** WATCH OUR VIDEO TOUR *** An enchanting house with meticulous renovation within immense curated grounds, to find a property of this scale, security and privacy in the heart of Wilmslow is a marvel. - The Secret Garden-inspired setting - Approximately 8,670 sq ft internal accommodation - Exclusive and epic property located off the Kings Road - Private, landscaped grounds - approximately 1.218 acres - U-shaped house centred on a courtyard - Meticulous four-year renovation - Vast drawing room with Charles Rennie Mackintosh-designed marble chimneypiece - Billiard room with bespoke timber panelled walls - Mark Wilkinson kitchen and cabinetry throughout - Principal bedroom with white marble en suite and lounge - Tennis court - Leisure suite with pool, spa, sauna, steam shower and gym - Secure gated large driveway - Double garage and car port plus secure parking for 10 cars - High spec home technology, the best security money can buy - Full-height storage loft across entire floor plan - Sizeable cottage with kitchen and bathroom - French windows to first floor rooms - Hand painted stained-glass windows ## Property Photos - ![Pownall Hall Farm](/listings/photos/88815300/503336) - Pownall Hall Farm - ![Leisure Suite](/listings/photos/88815300/503337) - Leisure Suite - ![Garden](/listings/photos/88815300/503338) - Garden - ![Entrance Hall](/listings/photos/88815300/503339) - Entrance Hall - ![Entrance Hall](/listings/photos/88815300/503341) - Entrance Hall - ![Drawing Room](/listings/photos/88815300/503342) - Drawing Room - ![Drawing Room](/listings/photos/88815300/503343) - Drawing Room - ![Drawing Room](/listings/photos/88815300/503344) - Drawing Room - ![Drawing Room](/listings/photos/88815300/503345) - Drawing Room - ![Dining Room](/listings/photos/88815300/503346) - Dining Room - ![Billiard Room](/listings/photos/88815300/503350) - Billiard Room - ![Billiard Room](/listings/photos/88815300/503353) - Billiard Room - ![Kitchen](/listings/photos/88815300/503354) - Kitchen - ![Orangery](/listings/photos/88815300/503356) - Orangery - ![Kitchen](/listings/photos/88815300/503358) - Kitchen - ![Jacuzzi](/listings/photos/88815300/503360) - Jacuzzi - ![Steam/Sauna](/listings/photos/88815300/503362) - Steam/Sauna - ![Landing](/listings/photos/88815300/503365) - Landing - ![Landing/Reading Nook](/listings/photos/88815300/503369) - Landing/Reading Nook - ![Landing](/listings/photos/88815300/503372) - Landing - ![Picture 21](/listings/photos/88815300/503376) - Picture 21 - ![Principal Bedroom](/listings/photos/88815300/503380) - Principal Bedroom - ![Principal Bedroom](/listings/photos/88815300/503386) - Principal Bedroom - ![Principal Bedroom](/listings/photos/88815300/503388) - Principal Bedroom - ![Principal Bedroom](/listings/photos/88815300/503391) - Principal Bedroom - ![En Suite](/listings/photos/88815300/503394) - En Suite - ![Garaging](/listings/photos/88815300/503397) - Garaging - ![Cottage](/listings/photos/88815300/503400) - Cottage - ![Garden](/listings/photos/88815300/503403) - Garden - ![Tennis Court](/listings/photos/88815300/503406) - Tennis Court - ![House & Garden](/listings/photos/88815300/503409) - House & Garden - ![Garden](/listings/photos/88815300/503413) - Garden - ![Garden](/listings/photos/88815300/503416) - Garden - ![Garden](/listings/photos/88815300/503418) - Garden - ![Garden](/listings/photos/88815300/503419) - Garden - ![Alfresco Dining Area](/listings/photos/88815300/503421) - Alfresco Dining Area - ![Garden](/listings/photos/88815300/503422) - Garden - ![Garden](/listings/photos/88815300/503424) - Garden - ![Garden](/listings/photos/88815300/503425) - Garden - ![Garden](/listings/photos/88815300/503426) - Garden - ![Site Plan](/listings/photos/88815300/503427) - Site Plan ## Floorplans - ![Ground Floor](/listings/photos/88815300/503428) - Ground Floor - ![First Floor](/listings/photos/88815300/503431) - First Floor - ![Cottage - Ground](/listings/photos/88815300/503433) - Cottage - Ground - ![Cottage - First](/listings/photos/88815300/503434) - Cottage - First - ![Garaging](/listings/photos/88815300/503435) - Garaging - ![Summer House](/listings/photos/88815300/503436) - Summer House - ![Outbuildings](/listings/photos/88815300/503437) - Outbuildings ## EPC Graphs - ![EPC Rating Graph](/listings/photos/88815300/503438) - EPC Rating Graph ## FENSA Certificates This property has 2 FENSA certificate(s) on record. ### FENSA Certificate #4144522 - **Address:** 23 Kings Road, WILMSLOW, SK9 5PZ - **Certificate Issued:** 16/10/2006 - **Work Completed:** 04/10/2006 - **Items:** 5 window(s) ### FENSA Certificate #2991643 - **Address:** 23 Kings Road, WILMSLOW, SK9 5PZ - **Certificate Issued:** 29/08/2005 - **Work Completed:** 22/06/2005 - **Items:** 1 door(s) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | POWNALL HALL FARM KINGS ROAD, WILMSLOW, MACCLESFIELD, CHESHIRE, SK9 5PZ | £1,900,000 | 11/10/2002 | 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 | |---------|-------|------|------| | 10 GORSEY ROAD, WILMSLOW, CHESHIRE EAST, SK9 5DP | £1,250,000 | 25/07/2025 | Detached | | 21 MANOR CLOSE, WILMSLOW, CHESHIRE EAST, SK9 5PX | £865,000 | 24/04/2025 | Detached | | 7 MANOR ROAD, WILMSLOW, CHESHIRE EAST, SK9 5PU | £660,000 | 21/03/2025 | Detached | | [Same street] 5 KINGS ROAD, WILMSLOW, CHESHIRE EAST, SK9 5PZ | £896,500 | 27/10/2023 | Detached | | BURNED HAY COTTAGE WOODLANDS ROAD, WILMSLOW, CHESHIRE EAST, SK9 5QB | £1,100,000 | 18/09/2023 | Detached | | 16 VALE ROAD, WILMSLOW, CHESHIRE EAST, SK9 5QA | £680,000 | 09/06/2023 | Detached | | [Same street] 11 KINGS ROAD, WILMSLOW, CHESHIRE EAST, SK9 5PZ | £710,500 | 06/02/2023 | Detached | | 2 GORSEY ROAD, WILMSLOW, CHESHIRE EAST, SK9 5DP | £1,395,000 | 12/01/2023 | Detached | | 9 MANOR CLOSE, WILMSLOW, CHESHIRE EAST, SK9 5PX | £905,000 | 09/12/2022 | Detached | | 62 CARRWOOD ROAD, WILMSLOW, CHESHIRE EAST, SK9 5DN | £1,430,000 | 09/12/2022 | Detached | | [Same street] 14 KINGS ROAD, WILMSLOW, CHESHIRE EAST, SK9 5PZ | £815,100 | 26/10/2022 | Detached | | [Same street] 42 KINGS ROAD, WILMSLOW, CHESHIRE EAST, SK9 5PZ | £1,435,000 | 10/10/2022 | Detached | | 27 PRIORY ROAD, WILMSLOW, CHESHIRE EAST, SK9 5PR | £650,000 | 13/05/2022 | Detached | | [Same street] 31 KINGS ROAD, WILMSLOW, CHESHIRE EAST, SK9 5PZ | £643,000 | 14/04/2022 | Detached | | 6 VALE ROAD, WILMSLOW, CHESHIRE EAST, SK9 5QA | £910,000 | 30/03/2022 | Detached | | 58 KINGS ROAD, WILMSLOW, CHESHIRE EAST, SK9 5PW | £1,095,000 | 07/01/2022 | Detached | | [Same street] 2 KINGS ROAD, WILMSLOW, CHESHIRE EAST, SK9 5PZ | £750,000 | 04/11/2021 | Detached | | [Same street] 40 KINGS ROAD, WILMSLOW, CHESHIRE EAST, SK9 5PZ | £900,000 | 30/09/2021 | Detached | | 15 VALE ROAD, WILMSLOW, CHESHIRE EAST, SK9 5QA | £1,200,000 | 30/09/2021 | Detached | | 51 KINGS ROAD, WILMSLOW, CHESHIRE EAST, SK9 5PW | £895,000 | 30/09/2021 | Detached | | 50 KINGS ROAD, WILMSLOW, CHESHIRE EAST, SK9 5PW | £530,000 | 03/08/2021 | Detached | **Street average:** £878,586 (7 sales) **Area average:** £968,929 (14 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £956,549 (97 Detached, SK9, 2024–2026) - **Deviation:** +527.3% ## 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 West Pennine (Apr 2025 – Mar 2026).* ## Rental Comparables *Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.* | Title | Rent | Beds | Distance | As seen on | |------|------|------|------|------| | 1 Bed Flat, Reeman Court, SK9 | £895/mo | 1 | 0.78 miles | OpenRent | **Average rent: £895/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.01% (weak for cashflow) - **Max investor price (0.8%):** £111,875 - **Target investor price (1%):** £89,500 *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 OpenRent comparables.* ## Rent-driven metrics *Based on OpenRent comparables (median £895/mo).* - **Gross yield:** 0.2% - **Cost-to-rent:** 558.7× - **Monthly cashflow:** £-22,848/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -15.8% *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).* ## Price per Square Metre - **£/m²:** £40,268/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 9.1% - **10y growth:** 11.6% ## 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)