# 5 bedroom detached house for sale (SK9 2LQ) ## Property Details | Key | Value | |-----|-------| | Address | 12 HOUGH LANE, WILMSLOW, CHESHIRE EAST SK9 2LQ | | Price | £2,750,000 | | Bedrooms | 5 | | Bathrooms | 5 | | Council tax | H | | Last sold | £1,200,000 Sep 2017 | ## Description Spacious Arts & Crafts home in a sought-after location, featuring stunning gardens and a leisure suite. - Five bedrooms, three with en suites - Detached house, circa 1928 - Arts & Crafts style architecture - Approximately 5,719 sq ft internal living space - Neptune kitchen with dining area and lounge - Siemens appliances - Principal suite with dressing area and large bathroom - Duravit sanitaryware and Hansgrohe taps - Leisure suite including pool and sauna - Gated entrance - Large driveway with space for multiple cars - Double garage with EV charging point - Private landscaped gardens with terrace ## Property Photos - ![Front Elevation](/listings/photos/174128495/107152) - Front Elevation - ![Drive](/listings/photos/174128495/107153) - Drive - ![Entrance](/listings/photos/174128495/107154) - Entrance - ![Entrance Hall](/listings/photos/174128495/107155) - Entrance Hall - ![Living Room](/listings/photos/174128495/107156) - Living Room - ![Snug](/listings/photos/174128495/107157) - Snug - ![Study](/listings/photos/174128495/107158) - Study - ![Dining Kitchen](/listings/photos/174128495/107159) - Dining Kitchen - ![Dining Kitchen](/listings/photos/174128495/107160) - Dining Kitchen - ![Dining Kitchen](/listings/photos/174128495/107161) - Dining Kitchen - ![Utility](/listings/photos/174128495/107162) - Utility - ![Principal Bedroom](/listings/photos/174128495/107163) - Principal Bedroom - ![En Suite](/listings/photos/174128495/107164) - En Suite - ![Dressing Room](/listings/photos/174128495/107165) - Dressing Room - ![Bedroom](/listings/photos/174128495/107166) - Bedroom - ![Family Bathroom](/listings/photos/174128495/107167) - Family Bathroom - ![Bedroom](/listings/photos/174128495/107168) - Bedroom - ![Bedroom](/listings/photos/174128495/107169) - Bedroom - ![Pool](/listings/photos/174128495/107170) - Pool - ![Pool](/listings/photos/174128495/107171) - Pool - ![Pool](/listings/photos/174128495/107172) - Pool - ![Sauna](/listings/photos/174128495/107173) - Sauna - ![Pool Mezzanine](/listings/photos/174128495/107174) - Pool Mezzanine - ![Rear Elevation](/listings/photos/174128495/107175) - Rear Elevation - ![Rear Elevation](/listings/photos/174128495/107176) - Rear Elevation - ![Rear Elevation](/listings/photos/174128495/107177) - Rear Elevation - ![Rear Elevation](/listings/photos/174128495/107178) - Rear Elevation - ![Rear Elevation](/listings/photos/174128495/107179) - Rear Elevation - ![Garden](/listings/photos/174128495/107180) - Garden - ![Garden](/listings/photos/174128495/107181) - Garden - ![Front Elevation](/listings/photos/174128495/107182) - Front Elevation ## Floorplans - ![Ground Floor](/listings/photos/174128495/107183) - Ground Floor - ![First Floor](/listings/photos/174128495/107184) - First Floor ## EPC Graphs - ![EPC Rating Graph](/listings/photos/174128495/107185) - EPC Rating Graph ## FENSA Certificates This property has 1 FENSA certificate(s) on record. ### FENSA Certificate #9091042 - **Address:** 12 Hough Lane, WILMSLOW, SK9 2LQ - **Certificate Issued:** 24/09/2012 - **Work Completed:** 13/09/2012 - **Items:** 1 door(s) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 12 HOUGH LANE, WILMSLOW, CHESHIRE EAST, SK9 2LQ | £1,200,000 | 15/09/2017 | 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 | |---------|-------|------|------| | 4 SHERBROOK RISE, WILMSLOW, CHESHIRE EAST, SK9 2AX | £2,100,000 | 01/08/2025 | Detached | | 3 PRESTBURY ROAD, WILMSLOW, CHESHIRE EAST, SK9 2LJ | £1,500,000 | 29/11/2024 | Detached | | STONELEIGH, 1 PRESTBURY ROAD, WILMSLOW, CHESHIRE EAST, SK9 2LJ | £2,795,000 | 14/02/2024 | Detached | | PALMYRA, 16 SHERBROOK RISE, WILMSLOW, CHESHIRE EAST, SK9 2AX | £2,075,000 | 09/09/2022 | Detached | | [Same street] 21 HOUGH LANE, WILMSLOW, CHESHIRE EAST, SK9 2LQ | £4,000,000 | 22/04/2022 | Detached | | 30 TORKINGTON ROAD, WILMSLOW, CHESHIRE EAST, SK9 2AE | £1,890,000 | 07/04/2022 | Detached | | 23 TORKINGTON ROAD, WILMSLOW, CHESHIRE EAST, SK9 2AE | £3,725,000 | 31/01/2022 | Detached | | [Same street] 27 HOUGH LANE, WILMSLOW, CHESHIRE EAST, SK9 2LQ | £2,165,000 | 19/01/2022 | Detached | | [Same street] KINGSLEY LODGE, 10 3 HOUGH LANE, WILMSLOW, CHESHIRE EAST, SK9 2LQ | £1,400,000 | 15/11/2021 | Terraced | | [Same street] LOWMEADE, 25 HOUGH LANE, WILMSLOW, CHESHIRE EAST, SK9 2LQ | £3,700,000 | 12/11/2021 | Detached | **Street average:** £2,816,250 (4 sales) **Area average:** £2,347,500 (6 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £959,169 (96 Detached, SK9, 2024–2026) - **Deviation:** +186.7% ## 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).* - **LHA floor (this property size):** £760/mo ## 1% Rule - **Rent ratio:** 0.04% (weak for cashflow) - **Max investor price (0.8%):** £122,750 - **Target investor price (1%):** £98,200 *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:** 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)