# 5 bedroom terraced house for sale (WA16 0LX) ## Property Details | Key | Value | |-----|-------| | Address | 65 MANCHESTER ROAD, KNUTSFORD, CHESHIRE EAST WA16 0LX | | Price | £915,000 | | Bedrooms | 5 | | Bathrooms | 2 | | Council tax | F | | Construction age | England and Wales: 1900-1929 | | Floor area | 219 m² | | Last sold | £665,000 May 2016 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** C - **Expiry date:** 23/02/2036 - **Current heating cost:** £2,041/year - **Est. upgrade cost to C:** £31,200 ### Recommendations - Q (£7,500 - £11,000) - 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/2548-3059-2202-4816-4204) ## Description This exquisite five-bedroom Victorian Villa has been lovingly maintained over the years by the current owners to provide spacious, light and flexible living accommodation over four floors within the heart of Knutsford town centre. Particular mention must be made of the large living room with feature fireplace and large sash window overlooking The Heath, the spacious breakfast kitchen with beautiful original cast iron range, large integral double garage as well as the multitude of period features found throughout the property. The property is positioned within the heart of the town overlooking The Heath and is within a short walk of Tatton Park whilst being ideally positioned for all major network links to the Northwest and beyond. Approached over a walled and wrought iron railing entrance, a descending concrete driveway provides off road parking for two vehicles and leads to the integral garage. The walled borders overlook The Heath. To the rear there is a lovely enclosed courtyard, landscaped decorative terrace patio areas with stone cobbled insets and raised planter beds leading to an arbour and lawn which is totally enclosed by ornamental walls and coniferous hedging providing a great degree of privacy and seclusion with a courtesy gate to the rear right of way. EPC rating: TBC **Directions** From the roundabout in Canute Square travel along Manchester Road (A50) and just prior to passing The Heath, the property will be seen on your right before reaching Garden Road on your right. **Entrance Porch** Stained glass lights to front door. High cornice ceiling. Dado rail. Minton tiled floor. **Hallway** Ceiling light point. High cornice ceiling. Dado rail. Central heating radiator with decorative cover over. Oak flooring. Staircase rising to upper floors. Door to cellar. **Living Room** Wide sash cord splay bay window to front elevation overlooking The Heath. Ceiling light point. Four wall light points. High cornice ceiling. Picture rail and deep skirting boards. Two central heating radiators with decorative covers over. Original cast iron fireplace with chequer-board tiled hearth. **Dining Room** Full height window and French door to rear elevation leading out onto the rear courtyard with gardens beyond. Ceiling light point. High cornice ceiling. Picture rail and deep skirting boards. Central heating radiator. Original stone carved fireplace with cast iron inset, open grate on chequer-board tiled hearth. Exposed floorboards. **Breakfast Kitchen** Fitted with a range of hand painted base cabinets and drawers with deep granite working surfaces over and matching wall units with dresser style display cabinets. White Belfast sink with mixer tap. Integrated electric oven and four ring induction hob with cooker hood over. Space and plumbing for dishwasher. Two sash cord windows to the side elevation. Double glazed window and arched French doors to the rear elevation leading out onto the rear patio and gardens. Ceiling light point. Downlighters. Central heating radiator. Victorian cast iron range. Fitted cupboards. Part tiled walls. Part tiled floor. Cupboard housing the all mounted gas fired boiler. **Cellars/Basement** Chamber 1: 18'0 (5.49m) x 6'4 (1.93m) With stone staircase. Light and power. Chamber 2/Utility Room: 10'11 (3.33m) x 4'6 (1.37m) Plumbing for washing machine. Light and power. **Landing** Ceiling light point. High cornice ceiling. Dado rail. Turning staircase to upper floor. **Bedroom 1** Wide sash cord splay bay window to front elevation overlooking The Heath. Further sash cord window to front elevation. Ceiling light point. Two wall light points. High cornice ceiling and centre rose. Central heating radiator. Carved stone fireplace with decorative cast iron and tiled inset on tiled hearth. Heritage vanity unit with wash hand basin, marble surround with drawers under and tiled splashback. **Bedroom 2** Sash cord window to the rear elevation. Ceiling light point. High cornice ceiling. Central heating radiator. Fitted wardrobe to one chimney breast recess. Fitted wardrobes. **Bedroom 3** Sash cord window to the rear elevation. Ceiling light point. Central heating radiator. Original cast iron open fireplace. **Shower Room** Fitted with a white Heritage suite to comprise; WC, pedestal wash hand basin and walk-in shower cubicle with chrome shower and rainwater shower head. Opaque sash cord window to side elevation. Downlighters. Chrome heated towel radiator. Part tiled wall. Tiled flooring. **Landing** Wall light point. Large Velux double glazed skylight window. **Bedroom 4** Sash cord window to the rear elevation. Velux window. Ceiling light point. Central heating radiator. Original cast iron open fireplace. **Bedroom 5** Three skylight windows. Ceiling light point. Central heating radiator. Fitted storage cupboard with window to the rear elevation and under eaves store cupboard. **Bathroom** Fitted with a white Heritage suite to comprise; WC, pedestal wash hand basin and freestanding ball and claw foot cast iron roll top bath with brass telephone shower fitment. Large double glazed skylight window. Wall light point. Chrome heated towel radiator. Part tiled walls. **Rear Garden** Approached over a walled and wrought iron railing entrance, a descending concrete driveway provides off road parking for two vehicles and leads to the integral garage. The walled borders overlook The Heath. To the rear there is a lovely enclosed courtyard, landscaped decorative terrace patio areas with stone cobbled insets and raised planter beds leading to an arbour and lawn which is totally enclosed by ornamental walls and coniferous hedging providing a great degree of privacy and seclusion with a courtesy gate to the rear right of way. **Garage** Metal up and over door. Light, power and water. **Parking** ## Property Photos - ![ (Main)](/listings/photos/172411676/43049) - (Main) - ![Other](/listings/photos/172411676/43053) - Other - ![Other](/listings/photos/172411676/43055) - Other - ![Other](/listings/photos/172411676/43057) - Other - ![Other](/listings/photos/172411676/43059) - Other - ![Other](/listings/photos/172411676/43062) - Other - ![Other](/listings/photos/172411676/43065) - Other - ![Other](/listings/photos/172411676/43069) - Other - ![Other](/listings/photos/172411676/43075) - Other - ![Other](/listings/photos/172411676/43077) - Other - ![Other](/listings/photos/172411676/43083) - Other - ![Other](/listings/photos/172411676/43087) - Other - ![Other](/listings/photos/172411676/43090) - Other - ![Other](/listings/photos/172411676/43093) - Other - ![Other](/listings/photos/172411676/43096) - Other - ![Other](/listings/photos/172411676/43099) - Other - ![Other](/listings/photos/172411676/43102) - Other - ![Other](/listings/photos/172411676/43107) - Other - ![Other](/listings/photos/172411676/43108) - Other - ![Other](/listings/photos/172411676/43111) - Other - ![Other](/listings/photos/172411676/43115) - Other - ![Other](/listings/photos/172411676/43118) - Other - ![Other](/listings/photos/172411676/43120) - Other - ![Other](/listings/photos/172411676/43124) - Other - ![Other](/listings/photos/172411676/43126) - Other ## Floorplans - ![Floorplan](/listings/photos/172411676/43129) - Floorplan ## EPC Graphs - ![EPC Graph](/listings/photos/172411676/43134) - EPC Graph ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 65 MANCHESTER ROAD, KNUTSFORD, CHESHIRE EAST, WA16 0LX | £665,000 | 17/05/2016 | Terraced | | 65 MANCHESTER ROAD, KNUTSFORD, CHESHIRE EAST, WA16 0LX | £615,000 | 17/09/2013 | 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 | |---------|-------|------|------| | 51 GARDEN ROAD, KNUTSFORD, CHESHIRE EAST, WA16 6HT | £795,000 | 11/07/2025 | Terraced | | 43 GARDEN ROAD, KNUTSFORD, CHESHIRE EAST, WA16 6HT | £535,000 | 10/09/2024 | Terraced | | 33 GARDEN ROAD, KNUTSFORD, CHESHIRE EAST, WA16 6HT | £430,000 | 27/03/2024 | Terraced | | 6 WHITE BEAR YARD, KNUTSFORD, CHESHIRE EAST, WA16 6BL | £278,000 | 15/12/2023 | Terraced | | 37 GARDEN ROAD, KNUTSFORD, CHESHIRE EAST, WA16 6HT | £440,000 | 01/09/2023 | Terraced | | 21 GARDEN ROAD, KNUTSFORD, CHESHIRE EAST, WA16 6HT | £950,000 | 12/07/2023 | Terraced | | 1 ALBERT STREET, KNUTSFORD, CHESHIRE EAST, WA16 6JA | £297,500 | 01/12/2022 | Terraced | | 37 MANCHESTER ROAD, KNUTSFORD, CHESHIRE EAST, WA16 0LY | £700,000 | 31/10/2022 | Terraced | | 5 VICTORIA STREET, KNUTSFORD, CHESHIRE EAST, WA16 6HY | £630,000 | 14/09/2022 | Terraced | | 13 GEORGE STREET, KNUTSFORD, CHESHIRE EAST, WA16 6HP | £402,500 | 31/08/2022 | Terraced | | 83 MANCHESTER ROAD, KNUTSFORD, CHESHIRE EAST, WA16 0NX | £365,000 | 18/07/2022 | Terraced | | 7 QUEEN STREET, KNUTSFORD, CHESHIRE EAST, WA16 6HZ | £465,000 | 15/07/2022 | Terraced | | 15 VICTORIA STREET, KNUTSFORD, CHESHIRE EAST, WA16 6HY | £470,000 | 19/05/2022 | Terraced | | [Same street] 59 MANCHESTER ROAD, KNUTSFORD, CHESHIRE EAST, WA16 0LX | £755,000 | 06/05/2022 | Terraced | | 75 MANCHESTER ROAD, KNUTSFORD, CHESHIRE EAST, WA16 0NX | £385,000 | 08/04/2022 | Terraced | | 7 GARDEN ROAD, KNUTSFORD, CHESHIRE EAST, WA16 6HT | £500,000 | 09/02/2022 | Terraced | | 3 GARDEN ROAD, KNUTSFORD, CHESHIRE EAST, WA16 6HT | £360,000 | 06/12/2021 | Terraced | | 13 MANCHESTER ROAD, KNUTSFORD, CHESHIRE EAST, WA16 0LY | £460,000 | 03/12/2021 | Terraced | | [Same street] 49 MANCHESTER ROAD, KNUTSFORD, CHESHIRE EAST, WA16 0LX | £657,500 | 29/09/2021 | Terraced | | 4 ALBERT STREET, KNUTSFORD, CHESHIRE EAST, WA16 6JA | £320,000 | 10/09/2021 | Terraced | **Street average:** £706,250 (2 sales) **Area average:** £487,944 (18 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £474,944 (18 Terraced, WA16, 2024–2026) - **Deviation:** +92.7% ## Rental Range *ONS Price Index of Private Rents (Cheshire East). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £878/mo - **Realistic:** £975/mo - **Optimistic:** £1,073/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:** 0.11% (weak for cashflow) - **Max investor price (0.8%):** £121,875 - **Target investor price (1%):** £97,500 *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.* ## Price per Square Metre - **£/m²:** £4,178/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -12.7% - **10y growth:** 86% ## House Price Index (HM Land Registry) *Official index for Cheshire East; Terraced series; as of March 2026.* - **1y growth (index):** 1.6% - **5y growth (index):** 24.1% - **10y growth (index):** 56.1% ## 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)