# 5 bedroom detached house for sale (WA16 9BW) ## Property Details | Key | Value | |-----|-------| | Address | HOLLY END, BEXTON LANE, KNUTSFORD, KNUTSFORD, CHESHIRE WA16 9BW | | Price | £1,200,000 | | Bedrooms | 5 | | Bathrooms | 3 | | Council tax | G | | Last sold | £499,950 Sep 2006 | ## Description An exceptional family home, discreetly positioned at the end of a long driveway off the highly sought-after Bexton Lane, Holly End offers an impressive combination of space, flexibility and privacy. Extending to approximately 3,055 sq ft, the property is exceptionally well suited to modern family life, with bright, flowing accommodation that can readily adapt as requirements change. Equally, the layout lends itself particularly well to multi-generational living. At the heart of the home is a superb open-plan dining kitchen and garden room, creating a wonderful everyday living space that effectively combines the kitchen, dining and family areas, with views and access towards the garden. This is complemented by a separate utility room, downstairs WC and two generous reception rooms, providing excellent flexibility for formal entertaining, home working, play space or quieter family living. Also on the ground floor is one of two principle bedroom options with a large en-suite. A generous entrance hall provides an impressive introduction to the property, while upstairs is a large landing with seating area that affords access to four well-proportioned double bedrooms, including a principle bedroom option, together with a family bathroom and useful storage. Outside, the property enjoys a wrap-around garden with excellent privacy and a southerly aspect, providing sunshine throughout much of the day and creating an ideal setting for outdoor entertaining and family life. A generous driveway provides parking for up to four vehicles, with EV charging, while the large integral garage benefits from an electric door. The location is a major attraction. Bexton Primary School is within a few minutes' walk, whilst Knutsford town centre and the railway station are both an easy stroll away. The motorway network is readily accessible, as is Manchester Airport, making Holly End particularly well positioned for both commuting and family life. The driveway is owned by Holly End, although the neighbouring property also has a right of access. Presented in good condition throughout, Holly End is a rare opportunity to acquire a substantial, versatile and exceptionally well-located family home in one of Knutsford's most sought-after settings. ## Property Photos - ![Photo](/listings/photos/93058611/2312227) - ![Photo](/listings/photos/93058611/2312228) - ![Photo](/listings/photos/93058611/2312229) - ![Photo](/listings/photos/93058611/2312230) - ![Photo](/listings/photos/93058611/2312231) - ![Photo](/listings/photos/93058611/2312232) - ![Photo](/listings/photos/93058611/2312233) - ![Photo](/listings/photos/93058611/2312234) - ![Photo](/listings/photos/93058611/2312235) - ![Photo](/listings/photos/93058611/2312236) - ![Photo](/listings/photos/93058611/2312237) - ![Photo](/listings/photos/93058611/2312238) - ![Photo](/listings/photos/93058611/2312239) - ![Photo](/listings/photos/93058611/2312240) - ![Photo](/listings/photos/93058611/2312241) - ![Photo](/listings/photos/93058611/2312242) - ![Photo](/listings/photos/93058611/2312243) - ![Photo](/listings/photos/93058611/2312244) - ![Photo](/listings/photos/93058611/2312246) - ![Photo](/listings/photos/93058611/2312247) - ![Photo](/listings/photos/93058611/2312249) - ![Photo](/listings/photos/93058611/2312252) - ![Photo](/listings/photos/93058611/2312254) - ![Photo](/listings/photos/93058611/2312256) - ![Photo](/listings/photos/93058611/2312258) ## Floorplans - ![All](/listings/photos/93058611/2312261) - All ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | HOLLY END BEXTON LANE, KNUTSFORD, MACCLESFIELD, CHESHIRE, WA16 9BW | £499,950 | 22/09/2006 | 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 VALLEY WAY, KNUTSFORD, CHESHIRE EAST, WA16 9AY | £850,000 | 30/04/2026 | Detached | | 20 GRASSFIELD WAY, KNUTSFORD, CHESHIRE EAST, WA16 9AF | £551,000 | 03/12/2025 | Detached | | 45 SUMMERS WAY, KNUTSFORD, CHESHIRE EAST, WA16 9AR | £664,000 | 28/11/2025 | Detached | | 4 SUMMERS CLOSE, KNUTSFORD, CHESHIRE EAST, WA16 9AW | £480,000 | 25/01/2024 | Detached | | 2 HOLLINGFORD PLACE, KNUTSFORD, CHESHIRE EAST, WA16 9DP | £650,000 | 12/12/2023 | Detached | | [Same street] 17 BEXTON LANE, KNUTSFORD, CHESHIRE EAST, WA16 9BW | £1,170,000 | 01/11/2023 | Detached | | 26 GRASSFIELD WAY, KNUTSFORD, CHESHIRE EAST, WA16 9AF | £405,000 | 01/11/2023 | Detached | | 4 TREE WAY, KNUTSFORD, CHESHIRE EAST, WA16 9AL | £460,000 | 24/05/2023 | Detached | | HANSEN HOUSE TOFT ROAD, KNUTSFORD, CHESHIRE EAST, WA16 9ED | £2,550,000 | 18/05/2023 | Detached | | 5 GRASSFIELD WAY, KNUTSFORD, CHESHIRE EAST, WA16 9AF | £876,000 | 19/12/2022 | Detached | | 26 SUMMERS WAY, KNUTSFORD, CHESHIRE EAST, WA16 9AP | £516,000 | 12/12/2022 | Detached | | 3 SUMMERS CLOSE, KNUTSFORD, CHESHIRE EAST, WA16 9AW | £495,000 | 02/12/2022 | Detached | | 3 BEGGARMANS LANE, KNUTSFORD, CHESHIRE EAST, WA16 9BE | £985,000 | 30/11/2022 | Detached | | FOXCLOUDS, 4 BEGGARMANS LANE, KNUTSFORD, CHESHIRE EAST, WA16 9BG | £1,300,000 | 30/11/2022 | Detached | | 101 ASHWORTH PARK, KNUTSFORD, CHESHIRE EAST, WA16 9DQ | £825,000 | 18/11/2022 | Detached | | 9 LOWLAND WAY, KNUTSFORD, CHESHIRE EAST, WA16 9AG | £640,000 | 31/10/2022 | Detached | | 22 GRASSFIELD WAY, KNUTSFORD, CHESHIRE EAST, WA16 9AF | £463,000 | 10/10/2022 | Detached | | 4 SUMMERS WAY, KNUTSFORD, CHESHIRE EAST, WA16 9AQ | £499,950 | 07/10/2022 | Detached | | 179 ASHWORTH PARK, KNUTSFORD, CHESHIRE EAST, WA16 9DN | £865,000 | 03/10/2022 | Detached | | 3 SUMMERS WAY, KNUTSFORD, CHESHIRE EAST, WA16 9AQ | £724,461 | 20/09/2022 | Detached | | 7 TREE WAY, KNUTSFORD, CHESHIRE EAST, WA16 9AL | £500,500 | 07/09/2022 | Detached | | [Same street] LYNDHURST BEXTON LANE, KNUTSFORD, CHESHIRE EAST, WA16 9BW | £930,000 | 24/09/2021 | Detached | **Street average:** £1,050,000 (2 sales) **Area average:** £764,996 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £895,088 (58 Detached, WA16, 2024–2026) - **Deviation:** +34.1% ## Rental Range *ONS Price Index of Private Rents (Cheshire East). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £886/mo - **Realistic:** £984/mo - **Optimistic:** £1,082/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:** 0.08% (weak for cashflow) - **Max investor price (0.8%):** £123,000 - **Target investor price (1%):** £98,400 *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:** 11.6% - **10y growth:** 61.9% ## House Price Index (HM Land Registry) *Official index for Cheshire East; Detached series; as of June 2026.* - **1y growth (index):** 4.2% - **5y growth (index):** 22% - **10y growth (index):** 49.3% ## 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)