# 4 bedroom semi-detached house for sale (SK9 4ER)

## Property Details

| Key | Value |
|-----|-------|
| Address | THE PUMPHOUSE, LITTLE STANNEYLANDS, STANNEYLANDS ROAD, WILMSLOW, CHESHIRE EAST SK9 4ER |
| Price | £1,250,000 |
| Bedrooms | 4 |
| Bathrooms | 3 |
| Council tax | G |
| Last sold | £835,000 Oct 2023 |

## Description

An exceptional bespoke new build gated residence within an exclusive Wilmslow setting, offering four double bedrooms, luxurious specification and superb open-plan living.

**Description**

An exceptional and highly individual four-bedroom residence, forming part of an exclusive collection of just three bespoke homes within the distinguished redevelopment of Stanneylands Pool House. Set behind electric gates along one of Wilmslow’s most prestigious and leafy lanes, this remarkable home combines contemporary architectural flair with subtle heritage references, creating a truly impressive and refined living environment.

Constructed to an exacting standard and finished to an outstanding specification throughout, the property has been thoughtfully designed to maximise natural light, space and flow. The heart of the home is a stunning open plan kitchen, dining and family room, beautifully appointed with a bespoke German Schüller kitchen in elegant Matera and Avola finishes, complemented by Silestone Calacatta Gold work surfaces. A comprehensive suite of Siemens appliances is seamlessly integrated, alongside a statement Bora induction hob with downdraft extraction, Quooker boiling water tap and wine cooler. Full-height glazing and French doors connect the living space to the landscaped garden, creating an effortless indoor-outdoor lifestyle.

Additional ground floor accommodation includes a beautifully proportioned dual-aspect sitting room with feature Crittall-style doors, a dedicated study ideal for home working, a well-equipped utility room and a stylish guest WC. 

To the first floor, the property offers four generously sized double bedrooms, each carefully designed to provide both comfort and style. The principal suite is particularly impressive, featuring a dressing area, fitted wardrobes, a Juliet balcony and a luxurious en suite bathroom designed as a private sanctuary. Two further bedrooms also benefit from en suite facilities, while the fourth is served by a superbly appointed family bathroom. All bath and shower rooms are finished with contemporary fittings by Tissino, including wall-hung sanitaryware, rainfall showers and high-quality fixtures, evoking a spa-like ambience.

Externally, the home is set within landscaped gardens bounded by Portuguese laurel hedging and acoustic fencing, ensuring a high degree of privacy. A generous patio terrace provides an ideal space for outdoor entertaining. The property also benefits from three allocated parking spaces, an EV charging point and secure gated access.

Further enhancing its appeal, the home incorporates a golden slate roof, energy-efficient air source heat pump and retains elements of its historic curtilage, referencing the character of the original Pool House setting.

This outstanding residence offers an exceptional blend of bespoke design, luxury specification and exclusivity, in one of Wilmslow’s most desirable locations.

**Location**

Occupying a highly desirable address on Little Stanneylands Road, this exceptional property enjoys a prime position within one of Wilmslow’s most sought-after residential settings. Perfectly balanced between vibrant town living and picturesque countryside, it offers convenient access to Wilmslow town centre (1.1 miles), renowned for its excellent range of boutique shops, independent cafés and fine dining restaurants.

The property is ideally placed for leisure and outdoor pursuits, with The Carrs Country Park is just 1 mile away, providing scenic riverside walks along the River Bollin towards the historic Quarry Bank Mill. A wealth of exclusive facilities are nearby, including private sporting clubs and the prestigious Champneys Spa at Mottram Hall, approximately 3.7 miles away.

The area is particularly well regarded for its outstanding educational provision, with a strong selection of highly regarded state and independent schools. Local options include Lacey Green Academy (0.7 miles), The Wilmslow Academy (1.5 miles), Gorsey Bank Primary School (2.1 miles) both well-respected, along with Ashdene Primary School (2.3 miles) and Wilmslow High School (1.6 miles). The wider area also offers access to leading independent schools such as The Ryleys School (3.2 miles), Cheadle Hulme School (3.9 miles), The Kings School Macclesfield (7.2 miles) and Manchester Grammar School (8.6 miles).

Connectivity is excellent, with the A34 and M56 providing easy routes to Manchester and the wider North West commercial centres. Manchester Airport lies 2.9 miles away, offering extensive national and international connections. Wilmslow train station, approximately 1.3 miles distant, provides regular services including London Euston (from around 1 hour 51 minutes), Manchester Piccadilly (circa 19 minutes) and Manchester Airport (approximately 10 minutes).

This combination of prime positioning, excellent schooling and superb connectivity makes the location particularly attractive to families and professionals alike.

Square Footage: 2,284 sq ft

## Property Photos

- ![Little Stanneylands](/listings/photos/90977601/1300816) - Little Stanneylands
- ![External](/listings/photos/90977601/1300817) - External
- ![Rear Elevation](/listings/photos/90977601/1300818) - Rear Elevation
- ![Garden](/listings/photos/90977601/1300819) - Garden
- ![Front Elevation](/listings/photos/90977601/1300820) - Front Elevation
- ![Kitchen](/listings/photos/90977601/1300821) - Kitchen
- ![Kitchen/Living/Diner](/listings/photos/90977601/1300823) - Kitchen/Living/Diner
- ![Kitchen](/listings/photos/90977601/1300825) - Kitchen
- ![Living Room](/listings/photos/90977601/1300827) - Living Room
- ![Hallway](/listings/photos/90977601/1300829) - Hallway
- ![Hallway](/listings/photos/90977601/1300831) - Hallway
- ![Living Room Area](/listings/photos/90977601/1300832) - Living Room Area
- ![Wc](/listings/photos/90977601/1300834) - Wc
- ![Principal Suite](/listings/photos/90977601/1300836) - Principal Suite
- ![Principal Bedroom](/listings/photos/90977601/1300838) - Principal Bedroom
- ![Principal En Suite](/listings/photos/90977601/1300840) - Principal En Suite
- ![Bedroom Two](/listings/photos/90977601/1300842) - Bedroom Two
- ![En Suite](/listings/photos/90977601/1300843) - En Suite
- ![Bedroom Four](/listings/photos/90977601/1300845) - Bedroom Four
- ![Bedroom Three](/listings/photos/90977601/1300848) - Bedroom Three
- ![En Suite](/listings/photos/90977601/1300850) - En Suite
- ![Family Bathroom](/listings/photos/90977601/1300852) - Family Bathroom
- ![Driveway](/listings/photos/90977601/1300854) - Driveway

## Floorplans

- ![Floorplan](/listings/photos/90977601/1300856) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/90977601/1300858) - EPC Rating Graph

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| LITTLE STANNEYLANDS THE PUMPHOUSE STANNEYLANDS ROAD, WILMSLOW, CHESHIRE EAST, SK9 4ER | £835,000 | 17/10/2023 | Terraced |

## 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 CARR MILL MEWS, LACEY GREEN, WILMSLOW, CHESHIRE EAST, SK9 4NG | £280,000 | 27/01/2026 | Semi-detached |
| 27 SUFFOLK DRIVE, WILMSLOW, CHESHIRE EAST, SK9 4DE | £360,000 | 28/11/2025 | Semi-detached |
| 140 MANCHESTER ROAD, WILMSLOW, CHESHIRE EAST, SK9 2JW | £859,625 | 02/10/2023 | Semi-detached |
| 42 PRIMROSE WAY, WILMSLOW, CHESHIRE EAST, SK9 4EF | £510,000 | 16/12/2022 | Semi-detached |
| 21 STANNEYLANDS ROAD, WILMSLOW, CHESHIRE EAST, SK9 4EJ | £575,000 | 07/11/2022 | Semi-detached |
| 33 POPPY ROAD, WILMSLOW, CHESHIRE EAST, SK9 4FZ | £475,000 | 30/09/2022 | Semi-detached |
| 83 LACEY GREEN, WILMSLOW, CHESHIRE EAST, SK9 4BN | £350,000 | 24/08/2022 | Semi-detached |
| 2 CARR MILL MEWS, LACEY GREEN, WILMSLOW, CHESHIRE EAST, SK9 4NG | £208,000 | 18/03/2022 | Semi-detached |
| 156 MANCHESTER ROAD, WILMSLOW, CHESHIRE EAST, SK9 2JW | £663,000 | 10/02/2022 | Semi-detached |
| 20 SEFTON DRIVE, WILMSLOW, CHESHIRE EAST, SK9 4EL | £435,000 | 06/01/2022 | Semi-detached |
| 116 LACEY GREEN, WILMSLOW, CHESHIRE EAST, SK9 4BW | £486,634 | 30/09/2021 | Semi-detached |
| 25 SUFFOLK DRIVE, WILMSLOW, CHESHIRE EAST, SK9 4DE | £300,000 | 17/09/2021 | Semi-detached |

**Area average:** £458,522 (12 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £497,430 (46 Semi-detached, SK9, 2024–2026)
- **Deviation:** +151.3%

## Rental Range

*ONS Price Index of Private Rents (Cheshire East). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £881/mo
- **Realistic:** £979/mo
- **Optimistic:** £1,077/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for West Pennine (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £760/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, Stanneylands Road, SK9 | £2,500/mo | 4 | 0.09 miles | OpenRent |
| 4 Bed Detached House, Stanneylands Road, SK9 | £3,500/mo | 4 | 0.09 miles | OpenRent |

**Average rent: £3,000/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.24% (weak for cashflow)
- **Max investor price (0.8%):** £375,000
- **Target investor price (1%):** £300,000

*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 £3,000/mo).*

- **Gross yield:** 2.9%
- **Cost-to-rent:** 34.7×
- **Monthly cashflow:** £-2,248/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -7.4%

*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).*

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** 16%
- **10y growth:** 94.7%

## House Price Index (HM Land Registry)

*Official index for Cheshire East; Semi-detached series; as of April 2026.*

- **1y growth (index):** 2%
- **5y growth (index):** 22.6%
- **10y growth (index):** 53%

## 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)