# 7 bedroom detached house for sale (WA16 9JX) ## Property Details | Key | Value | |-----|-------| | Address | ALLOSTOCK GRANGE, MIDDLEWICH ROAD, KNUTSFORD, ALLOSTOCK, CHESHIRE WEST AND CHESTER WA16 9JX | | Price | £2,250,000 | | Bathrooms | 5 | | Council tax | H | | Construction age | England and Wales: 1900-1929 | | Floor area | 539 m² | | Last sold | £2,125,000 Dec 2022 | ## EPC Rating & Upgrade Cost - **Current rating:** E - **Potential rating:** D - **Expiry date:** 18/06/2027 - **Current heating cost:** £4,584/year - **Est. upgrade cost to C:** £39,780 ### Recommendations - A3 (£1,500 - £2,700) - W1 (£800 - £1,200) - W2 (£4,000 - £6,000) - E (£180) - N (£4,000 - £6,000) - U (£5,000 - £8,000) - V2 (£15,000 - £25,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8407-8415-6229-1397-2633) ## Description Allostock Grange is an exceptional country residence extending to approximately 6,500 sq ft, discreetly positioned behind electric gates and set within beautiful manicured gardens. The breathtaking open country views hide its proximity to the boutique market town of Knutsford, and its accessibility to the motorway network and Manchester International Airport. The breathtaking open country views hide its proximity to the boutique market town of Knutsford, and its accessibility to the motorway network, and Manchester International Airport. It combines generous family living, elegant entertaining space and real versatility, offering an outstanding balance of scale, privacy and flexibility. A striking galleried reception hall creates an immediate sense of arrival and forms the natural centrepiece of the house. From here the principal living spaces flow easily, balancing refined reception rooms with generous open-plan areas suited to both everyday family life and larger-scale entertaining. At the heart of the home is a magnificent bespoke hand painted kitchen and family room. Granite work surfaces, a substantial central island and a full range of integrated appliances are complemented by a welcoming seating area centred on a Stûv log-burning stove. Wide sliding doors open directly onto the rear terrace, creating a seamless link between the interior and the gardens beyond. Adjoining the kitchen is a formal dining room ideal for entertaining, while a separate sitting room enjoys attractive garden views and direct access outside. A dedicated study provides an excellent home-working space. The ground floor also demonstrates the property’s remarkable flexibility. Two generous double bedroom suites offer adaptable accommodation that can serve as guest quarters, private space for older children, a self-contained work-from-home arrangement or rooms for visiting family and friends. A dedicated cinema room adds another lifestyle dimension, while a utility room, cloakroom and boot room ensure everyday practicality is equally well served. The principal suite occupies a particularly privileged position. A vaulted ceiling enhances the sense of space, and doors open onto a private balcony with views across the gardens and surrounding countryside. The suite includes a substantial dressing room and a beautifully appointed bathroom with freestanding bath, twin basins and a separate shower. Uniquely, it benefits from its own private staircase connecting directly to the ground floor, delivering a level of privacy and independence rarely found in homes of this calibre. A further four double bedrooms are arranged in a separate section of the first floor. These include a guest suite with en-suite shower room, while the remaining bedrooms share a well-appointed family bathroom. Externally, the property is approached through a walled entrance with electrically operated gates that open onto an extensive gravel driveway. This provides ample parking and access to the gym. Beautifully maintained grounds and expansive lawns create a strong sense of privacy and seclusion, while the broad stone terrace offers the perfect setting for outdoor dining and entertaining against a backdrop of countryside views. With almost 6,500 sq ft of carefully appointed accommodation, exceptional entertaining space, dedicated leisure facilities, extensive private grounds and the flexibility to adapt as family needs change, Allostock Grange is a rare combination of space, privacy and lifestyle. ## Property Photos - ![Photo](/listings/photos/91683807/1774484) - ![Photo](/listings/photos/91683807/1774485) - ![Photo](/listings/photos/91683807/1774486) - ![Photo](/listings/photos/91683807/1774487) - ![Photo](/listings/photos/91683807/1774488) - ![Photo](/listings/photos/91683807/1774489) - ![Photo](/listings/photos/91683807/1774490) - ![Photo](/listings/photos/91683807/1774491) - ![Photo](/listings/photos/91683807/1774492) - ![Photo](/listings/photos/91683807/1774493) - ![Photo](/listings/photos/91683807/1774494) - ![Photo](/listings/photos/91683807/1774495) - ![Photo](/listings/photos/91683807/1774496) - ![Photo](/listings/photos/91683807/1774497) - ![Photo](/listings/photos/91683807/1774498) - ![Photo](/listings/photos/91683807/1774499) - ![Photo](/listings/photos/91683807/1774500) - ![Photo](/listings/photos/91683807/1774501) - ![Photo](/listings/photos/91683807/1774502) - ![Photo](/listings/photos/91683807/1774503) - ![Photo](/listings/photos/91683807/1774504) - ![Photo](/listings/photos/91683807/1774505) - ![Photo](/listings/photos/91683807/1774506) - ![Photo](/listings/photos/91683807/1774507) - ![Photo](/listings/photos/91683807/1774508) - ![Photo](/listings/photos/91683807/1774509) - ![Photo](/listings/photos/91683807/1774510) - ![Photo](/listings/photos/91683807/1774511) - ![Photo](/listings/photos/91683807/1774512) - ![Photo](/listings/photos/91683807/1774513) - ![Photo](/listings/photos/91683807/1774514) - ![Photo](/listings/photos/91683807/1774515) - ![Photo](/listings/photos/91683807/1774516) - ![Photo](/listings/photos/91683807/1774517) - ![Photo](/listings/photos/91683807/1774518) - ![Photo](/listings/photos/91683807/1774519) - ![Photo](/listings/photos/91683807/1774520) - ![Photo](/listings/photos/91683807/1774521) - ![Photo](/listings/photos/91683807/1774522) - ![Photo](/listings/photos/91683807/1774523) ## Floorplans - ![Floorplan 1](/listings/photos/91683807/1774524) - Floorplan 1 ## EPC Graphs - ![EE Rating](/listings/photos/91683807/1774525) - EE Rating ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | ALLOSTOCK GRANGE MIDDLEWICH ROAD, ALLOSTOCK, KNUTSFORD, CHESHIRE WEST AND CHESTER, WA16 9JX | £2,125,000 | 05/12/2022 | Detached | | ALLOSTOCK GRANGE MIDDLEWICH ROAD, ALLOSTOCK, KNUTSFORD, CHESHIRE WEST AND CHESTER, WA16 9JX | £1,000,000 | 08/06/2018 | Other | | ALLOSTOCK GRANGE MIDDLEWICH ROAD, ALLOSTOCK, KNUTSFORD, CHESHIRE WEST AND CHESTER, WA16 9JX | £760,000 | 04/09/2007 | Detached | ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £846,762 (54 Detached, WA16, 2024–2026) - **Deviation:** +165.7% ## Rental Range *ONS Price Index of Private Rents (Cheshire West and Chester). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £883/mo - **Realistic:** £981/mo - **Optimistic:** £1,079/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for East Lancs (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 | |------|------|------|------|------| | 2 Bed Terraced House, Holmes Chapel Road, WA16 | £1,500/mo | 2 | 0.21 miles | OpenRent | **Average rent: £1,500/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.07% (weak for cashflow) - **Max investor price (0.8%):** £187,500 - **Target investor price (1%):** £150,000 *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 £1,500/mo).* - **Gross yield:** 0.8% - **Cost-to-rent:** 125× - **Monthly cashflow:** £-7,536/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -13.9% *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:** £4,174/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 West and Chester; Detached series; as of May 2026.* - **1y growth (index):** 5.5% - **5y growth (index):** 22.2% - **10y growth (index):** 48.5% ## 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)