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2AE","property_type":"D"}],"street_average_price":2816250,"area_average_price":2347500,"street_sale_count":4,"area_sale_count":6},"rent_range":{"low":884,"realistic":982,"optimistic":1080,"geography_code":"E06000049","geography_name":"Cheshire East","resolved_from":"Local Authority from postcode lookup"},"rental_comparables":{"listings":[],"average_price":null,"count":0,"availability":"fetch_paused","bedrooms_filter":5,"bedrooms_filter_relaxed":false,"bedrooms_filter_source":"listing"},"property_markdown":"# 5 bedroom detached house for sale (SK9 2LQ)\n\n## Property Details\n\n| Key | Value |\n|-----|-------|\n| Address | 12 HOUGH LANE, WILMSLOW, CHESHIRE EAST SK9 2LQ |\n| Price | \u00a32,750,000 |\n| Bedrooms | 5 |\n| Bathrooms | 5 |\n| Council tax | H |\n| Construction age | England and Wales: 1930-1949 |\n| Floor area | 413 m\u00b2 |\n| Last sold | \u00a31,200,000 Sep 2017 |\n\n## EPC Rating & Upgrade Cost\n\n- **Current rating:** C\n- **Potential rating:** C\n- **Expiry date:** 30\/07\/2036\n- **Current heating cost:** \u00a33,680\/year\n- **Est. upgrade cost to C:** \u00a317,700\n\n### Recommendations\n- B (\u00a3900 - \u00a31,500)\n- W2 (\u00a35,000 - \u00a310,000)\n- U (\u00a38,000 - \u00a310,000)\n\n[View full EPC on gov.uk](https:\/\/find-energy-certificate.service.gov.uk\/energy-certificate\/0300-2579-8630-2076-0555)\n\n## Description\n\nSpacious Arts & Crafts home in a sought-after location, featuring stunning gardens and a leisure suite.\n\n- Five bedrooms, three with en suites\n\n- Detached house, circa 1928\n\n- Arts & Crafts style architecture\n\n- Approximately 5,719 sq ft internal living space\n\n- Neptune kitchen with dining area and lounge\n\n- Siemens appliances\n\n- Principal suite with dressing area and large bathroom\n\n- Duravit sanitaryware and Hansgrohe taps\n\n- Leisure suite including pool and sauna\n\n- Gated entrance\n\n- Large driveway with space for multiple cars\n\n- Double garage with EV charging point\n\n- Private landscaped gardens with terrace\n\n## Property Photos\n\n- ![Front Elevation](\/listings\/photos\/174128495\/107152) - Front Elevation\n- ![Drive](\/listings\/photos\/174128495\/107153) - Drive\n- ![Entrance](\/listings\/photos\/174128495\/107154) - Entrance\n- ![Entrance Hall](\/listings\/photos\/174128495\/107155) - Entrance Hall\n- ![Living Room](\/listings\/photos\/174128495\/107156) - Living Room\n- ![Snug](\/listings\/photos\/174128495\/107157) - Snug\n- ![Study](\/listings\/photos\/174128495\/107158) - Study\n- ![Dining Kitchen](\/listings\/photos\/174128495\/107159) - Dining Kitchen\n- ![Dining Kitchen](\/listings\/photos\/174128495\/107160) - Dining Kitchen\n- ![Dining Kitchen](\/listings\/photos\/174128495\/107161) - Dining Kitchen\n- ![Utility](\/listings\/photos\/174128495\/107162) - Utility\n- ![Principal Bedroom](\/listings\/photos\/174128495\/107163) - Principal Bedroom\n- ![En Suite](\/listings\/photos\/174128495\/107164) - En Suite\n- ![Dressing Room](\/listings\/photos\/174128495\/107165) - Dressing Room\n- ![Bedroom](\/listings\/photos\/174128495\/107166) - Bedroom\n- ![Family Bathroom](\/listings\/photos\/174128495\/107167) - Family Bathroom\n- ![Bedroom](\/listings\/photos\/174128495\/107168) - Bedroom\n- ![Bedroom](\/listings\/photos\/174128495\/107169) - Bedroom\n- ![Pool](\/listings\/photos\/174128495\/107170) - Pool\n- ![Pool](\/listings\/photos\/174128495\/107171) - Pool\n- ![Pool](\/listings\/photos\/174128495\/107172) - Pool\n- ![Sauna](\/listings\/photos\/174128495\/107173) - Sauna\n- ![Pool Mezzanine](\/listings\/photos\/174128495\/107174) - Pool Mezzanine\n- ![Rear Elevation](\/listings\/photos\/174128495\/107175) - Rear Elevation\n- ![Rear Elevation](\/listings\/photos\/174128495\/107176) - Rear Elevation\n- ![Rear Elevation](\/listings\/photos\/174128495\/107177) - Rear Elevation\n- ![Rear Elevation](\/listings\/photos\/174128495\/107178) - Rear Elevation\n- ![Rear Elevation](\/listings\/photos\/174128495\/107179) - Rear Elevation\n- ![Garden](\/listings\/photos\/174128495\/107180) - Garden\n- ![Garden](\/listings\/photos\/174128495\/107181) - Garden\n- ![Front Elevation](\/listings\/photos\/174128495\/107182) - Front Elevation\n\n## Floorplans\n\n- ![Ground Floor](\/listings\/photos\/174128495\/107183) - Ground Floor\n- ![First Floor](\/listings\/photos\/174128495\/107184) - First Floor\n\n## EPC Graphs\n\n- ![EPC Rating Graph](\/listings\/photos\/174128495\/107185) - EPC Rating Graph\n\n## FENSA Certificates\n\nThis property has 1 FENSA certificate(s) on record.\n\n### FENSA Certificate #9091042\n- **Address:** 12 Hough Lane, WILMSLOW, SK9 2LQ\n- **Certificate Issued:** 24\/09\/2012\n- **Work Completed:** 13\/09\/2012\n- **Items:** 1 door(s)\n\n## Sales History\n\n*Recorded sales for this property. Data from Land Registry Price Paid.*\n\n| Address | Price | Date | Type |\n|---------|-------|------|------|\n| 12 HOUGH LANE, WILMSLOW, CHESHIRE EAST, SK9 2LQ | \u00a31,200,000 | 15\/09\/2017 | Detached |\n\n## Sold Comparables\n\n*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*\n\n| Address | Price | Date | Type |\n|---------|-------|------|------|\n| 4 SHERBROOK RISE, WILMSLOW, CHESHIRE EAST, SK9 2AX | \u00a32,100,000 | 01\/08\/2025 | Detached |\n| 3 PRESTBURY ROAD, WILMSLOW, CHESHIRE EAST, SK9 2LJ | \u00a31,500,000 | 29\/11\/2024 | Detached |\n| STONELEIGH, 1 PRESTBURY ROAD, WILMSLOW, CHESHIRE EAST, SK9 2LJ | \u00a32,795,000 | 14\/02\/2024 | Detached |\n| PALMYRA, 16 SHERBROOK RISE, WILMSLOW, CHESHIRE EAST, SK9 2AX | \u00a32,075,000 | 09\/09\/2022 | Detached |\n| [Same street] 21 HOUGH LANE, WILMSLOW, CHESHIRE EAST, SK9 2LQ | \u00a34,000,000 | 22\/04\/2022 | Detached |\n| 30 TORKINGTON ROAD, WILMSLOW, CHESHIRE EAST, SK9 2AE | \u00a31,890,000 | 07\/04\/2022 | Detached |\n| 23 TORKINGTON ROAD, WILMSLOW, CHESHIRE EAST, SK9 2AE | \u00a33,725,000 | 31\/01\/2022 | Detached |\n| [Same street] 27 HOUGH LANE, WILMSLOW, CHESHIRE EAST, SK9 2LQ | \u00a32,165,000 | 19\/01\/2022 | Detached |\n| [Same street] KINGSLEY LODGE, 10 3 HOUGH LANE, WILMSLOW, CHESHIRE EAST, SK9 2LQ | \u00a31,400,000 | 15\/11\/2021 | Terraced |\n| [Same street] LOWMEADE, 25 HOUGH LANE, WILMSLOW, CHESHIRE EAST, SK9 2LQ | \u00a33,700,000 | 12\/11\/2021 | Detached |\n\n**Street average:** \u00a32,816,250 (4 sales)\n**Area average:** \u00a32,347,500 (6 sales)\n\n## Price vs local average\n\n*Outcode + property type (HousePrices, last 2 years).*\n\n- **Local average:** \u00a3956,549 (97 Detached, SK9, 2024\u20132026)\n- **Deviation:** +187.5%\n\n## Rental Range\n\n*ONS Price Index of Private Rents (Cheshire East). Low \/ Realistic \/ Optimistic = conservative \/ average \/ best case.*\n\n- **Low:** \u00a3884\/mo\n- **Realistic:** \u00a3982\/mo\n- **Optimistic:** \u00a31,080\/mo\n\n## LHA (Local Housing Allowance)\n\n*VOA 30th percentile rent floor for West Pennine (Apr 2025 \u2013 Mar 2026).*\n\n- **LHA floor (this property size):** \u00a3760\/mo\n\n## 1% Rule\n\n- **Rent ratio:** 0.04% (weak for cashflow)\n- **Max investor price (0.8%):** \u00a3122,750\n- **Target investor price (1%):** \u00a398,200\n\n*Monthly rent \u00f7 price. 1%+ = strong, 0.8\u20131% = okay, <0.8% = weak. Max investor price = rent \u00f7 0.8% (Stoke-style target). Target investor price = rent \u00f7 1% (strong cashflow band). Based on Area rent estimate.*\n\n## Price per Square Metre\n\n- **\u00a3\/m\u00b2:** \u00a36,659\/m\u00b2\n\n## Capital growth trend\n\n*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*\n\n- **5y growth:** 9.1%\n- **10y growth:** 11.6%\n\n## House Price Index (HM Land Registry)\n\n*Official index for Cheshire East; Detached series; as of April 2026.*\n\n- **1y growth (index):** 0.9%\n- **5y growth (index):** 20.9%\n- **10y growth (index):** 48.3%\n\n## Flood risk\n\n- **Zone:** 1\n- **Risk:** Low\n- **Source:** Job (default Low)\n\n[Check long-term flood risk (GOV.UK)](https:\/\/check-long-term-flood-risk.service.gov.uk\/postcode)\n","energy_certificate":{"id":528033,"house_address_id":null,"lmk_key":"f8b0276d8e685decd5f5691487c99e6a57181aea49db3b7b32e04c98d0b274b9","certificate_number":"0300-2579-8630-2076-0555","uprn":100010173224,"current_energy_rating":"C","potential_energy_rating":"C","current_energy_efficiency":73,"potential_energy_efficiency":80,"heating_cost_current":"3680.00","heating_cost_potential":"2903.00","total_floor_area":"413.00","habitable_room_count":10,"heated_room_count":10,"number_baths":2,"construction_age_band":"England and Wales: 1930-1949","walls_description":null,"roof_description":null,"mainheat_description":null,"windows_description":null,"glazed_type":null,"inspection_date":"2026-07-31T00:00:00.000000Z","lodgement_date":"2026-07-31T00:00:00.000000Z","address":"12 Hough Lane, WILMSLOW","postcode":"SK9 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