# 4 bedroom detached house for sale (WA16 8QF) ## Property Details | Key | Value | |-----|-------| | Address | 7 WOODVALE ROAD, KNUTSFORD, CHESHIRE EAST WA16 8QF | | Price | £1,000,000 | | Bedrooms | 4 | | Bathrooms | 2 | | Council tax | F | | Construction age | England and Wales: 1930-1949 | | Floor area | 133 m² | | Last sold | £590,000 Sep 2012 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** C - **Expiry date:** 10/06/2036 - **Current heating cost:** £1,492/year - **Est. upgrade cost to C:** £23,150 ### Recommendations - B (£900 - £1,500) - W1 (£5,000 - £10,000) - D (£150 - £250) - O (£4,500 - £6,000) - U (£8,000 - £10,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9691-3063-1206-8716-4204) ## Description This most attractive detached property has been sympathetically maintained and improved over the years by the current owners offering light, spacious and flexible living accommodation with an abundance of character features. Particular mention must be made of the master bedroom with recently fitted ensuite shower room, the refitted family bathroom in a contemporary style as well as the stunning reception rooms with stained glass, bay windows, feature fireplace and original coving. There is also great opportunity to extend and redevelop the property due to the size, nature and aspect of the plot, giving huge scope to makes one-s own (subject to relevant permissions). Located in the heart of the town on one of its most sought-after roads, enjoying an elevated position with views towards Sanctuary Moor and The Legh Road conservation area, a short walk to all local amenities whilst being ideally positioned for all major network links to the Northwest and beyond. The property is approached over a tarmacadam driveway, providing ample off-road parking, leading up to the front entrance and detached garage. The gardens are a fantastic feature of the property, being generous in proportions with a private, open aspect to all side. Laid to lawn in the main with a range of well stocked borders surrounding containing a wealth of plants and foliage, all fully enclosed by timber fencing, mature trees and established hedging. Stone flagged patio area sweeps around the rear of the property, offering fantastic scope for alfresco dining and enjoying the lovely aspect. **Directions** From the traffic lights at Knutsford Rail Station head south along Toft Road and take the second left-hand turn on to Woodvale Road. After turning into the road, the property will soon be seen on the left hand side. **Hallway** Front door. Coved ceiling. Downlights. Opaque picture windows to side. Radiator. Wood floor. Stairs to first floor. **Cloakroom/WC** Cloakroom cupboard. WC. Pedestal wash hand basin. ceiling light point. Opaque glazed window to side. Radiator. Tiled floor. **Dining Room** Coved ceiling. Ceiling light point. Radiator. Bay window to front. Fitted desk unit, cupboards, drawers and shelving. Wood floor. **Living Room** Coved ceiling. Ceiling light point. Two wall light points. Small paned bay window to side. Box bay window to front. Two radiators. Feature fireplace housing wood burning stove on slate hearth with wood beam mantle over. **Breakfast Kitchen** Fitted units comprising cupboards and drawers with work surfaces over and matching wall and display units. Four ring ceramic hob with extractor over. Built-in double oven. Space and plumbing for washing machine and dishwasher. Downlights. Windows to side and rear. Two radiators. Courtesy door to rear garden. Tiled floor. **Galleried Landing** Coved ceiling. Downlights. Decorative picture window to side. Loft hatch. **Bedroom ** Ceiling light point. Radiator. Bay window to front. **En-Suite Shower Room** Large walk-in shower unit with shower fitment and glazed screen. Wall hung wash hand basin with mixer tap. Low level WC. Heated towel radiator. Downlights. Extractor fan. Window to front. Tile effect flooring. **Bedroom 2** Ceiling light point. Windows to front. Bay window to side. Radiator. **Bedroom 3** Ceiling light point. Windows to side. Radiator. **Bedroom 4/Study** Ceiling light point. Windows to side. Radiator. **Bathroom** Four piece suite comprising shower unit with shower fitment and glazed screen. Panelled bath with mixer tap and hand attachment. Vanity wash hand basin with mixer tap and cupboard under. WC. Chrome heated towel radiator. Downlights. Extractor fan. Part tiled walls. **Externally** The property is approached over a tarmacadam driveway, providing ample off-road parking, leading up to the front entrance and detached garage. The gardens are a fantastic feature of the property, being generous in proportions with a private, open aspect to all side. Laid to lawn in the main with a range of well stocked borders surrounding containing a wealth of plants and foliage, all fully enclosed by timber fencing, mature trees and established hedging. Stone flagged patio area sweeps around the rear of the property, offering fantastic scope for alfresco dining and enjoying the lovely aspect. **Detached Garage** Up and over door. Light and power. **Boiler Store** ## Property Photos - ![ (Main)](/listings/photos/89256375/605802) - (Main) - ![Other](/listings/photos/89256375/605803) - Other - ![Other](/listings/photos/89256375/605804) - Other - ![Other](/listings/photos/89256375/605805) - Other - ![Other](/listings/photos/89256375/605806) - Other - ![Other](/listings/photos/89256375/605807) - Other - ![Other](/listings/photos/89256375/605808) - Other - ![Other](/listings/photos/89256375/605809) - Other - ![Other](/listings/photos/89256375/605810) - Other - ![Other](/listings/photos/89256375/605811) - Other - ![Other](/listings/photos/89256375/605812) - Other - ![Other](/listings/photos/89256375/605813) - Other - ![Other](/listings/photos/89256375/605814) - Other - ![Other](/listings/photos/89256375/605815) - Other - ![Other](/listings/photos/89256375/605816) - Other - ![Other](/listings/photos/89256375/605817) - Other - ![Other](/listings/photos/89256375/605818) - Other - ![Other](/listings/photos/89256375/605819) - Other - ![Other](/listings/photos/89256375/605820) - Other - ![Other](/listings/photos/89256375/605821) - Other - ![Other](/listings/photos/89256375/605822) - Other - ![Other](/listings/photos/89256375/605823) - Other - ![Other](/listings/photos/89256375/605824) - Other - ![Other](/listings/photos/89256375/605825) - Other - ![Other](/listings/photos/89256375/605826) - Other - ![Other](/listings/photos/89256375/605827) - Other ## Floorplans - ![Other](/listings/photos/89256375/605828) - Other ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 7 WOODVALE ROAD, KNUTSFORD, CHESHIRE EAST, WA16 8QF | £590,000 | 10/09/2012 | 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 | |---------|-------|------|------| | 140 GROVE PARK, KNUTSFORD, CHESHIRE EAST, WA16 8QD | £650,000 | 21/11/2025 | Detached | | SANCTUM LEGH ROAD, KNUTSFORD, CHESHIRE EAST, WA16 8LP | £1,000,000 | 12/02/2025 | Detached | | HANSEN HOUSE TOFT ROAD, KNUTSFORD, CHESHIRE EAST, WA16 9ED | £2,550,000 | 18/05/2023 | Detached | | THE HOLLIES LEGH ROAD, KNUTSFORD, CHESHIRE EAST, WA16 8LS | £1,075,000 | 12/05/2023 | Detached | | 101 ASHWORTH PARK, KNUTSFORD, CHESHIRE EAST, WA16 9DQ | £825,000 | 18/11/2022 | Detached | | 74 GLEBELANDS ROAD, KNUTSFORD, CHESHIRE EAST, WA16 9DZ | £675,000 | 18/11/2022 | Detached | | 51 GROVE PARK, KNUTSFORD, CHESHIRE EAST, WA16 8QD | £700,000 | 11/11/2022 | Detached | | 11 TREVONE CLOSE, KNUTSFORD, CHESHIRE EAST, WA16 9EJ | £960,000 | 05/10/2022 | Detached | | THE COACH HOUSE LEGH ROAD, KNUTSFORD, CHESHIRE EAST, WA16 8LP | £2,050,000 | 11/08/2022 | Detached | | 18 GROVE PARK, KNUTSFORD, CHESHIRE EAST, WA16 8QA | £630,000 | 13/06/2022 | Detached | | 150 GROVE PARK, KNUTSFORD, CHESHIRE EAST, WA16 8QD | £625,000 | 25/03/2022 | Detached | | WYECROFT TOFT ROAD, KNUTSFORD, CHESHIRE EAST, WA16 9ED | £2,500,000 | 25/02/2022 | Detached | | 17 GROVE PARK, KNUTSFORD, CHESHIRE EAST, WA16 8QA | £635,000 | 20/01/2022 | Detached | | 70 GLEBELANDS ROAD, KNUTSFORD, CHESHIRE EAST, WA16 9DZ | £620,000 | 17/12/2021 | Detached | | 168 GROVE PARK, KNUTSFORD, CHESHIRE EAST, WA16 8QD | £578,000 | 15/10/2021 | Detached | | BEXTON COTTAGE BEXTON LANE, KNUTSFORD, CHESHIRE EAST, WA16 9AB | £850,000 | 22/09/2021 | Detached | | 67 GROVE PARK, KNUTSFORD, CHESHIRE EAST, WA16 8QE | £725,000 | 17/09/2021 | Detached | **Area average:** £1,038,118 (17 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £846,762 (54 Detached, WA16, 2024–2026) - **Deviation:** +18.1% ## 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 East Lancs (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £793/mo ## Rental Comparables *Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.* | Title | Rent | Beds | Distance | As seen on | |------|------|------|------|------| | 4 Bed Detached House, Grove Park, WA16 | £2,000/mo | 4 | 0.07 miles | OpenRent | | 4 Bed Detached House, Plumley Moor Road, WA16 | £8,200/mo | 4 | 0.27 miles | OpenRent | **Average rent: £5,100/mo (2 listings)** ## 1% Rule - **Rent ratio:** 0.51% (weak for cashflow) - **Max investor price (0.8%):** £637,500 - **Target investor price (1%):** £510,000 *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 £5,100/mo).* - **Gross yield:** 6.1% - **Cost-to-rent:** 16.3× - **Monthly cashflow:** £627/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 2.6% *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:** £7,519/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -11.8% - **10y growth:** 24.4% ## House Price Index (HM Land Registry) *Official index for Cheshire East; Detached series; as of May 2026.* - **1y growth (index):** 3.3% - **5y growth (index):** 23.5% - **10y growth (index):** 50.8% ## 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)