# 4 bedroom detached house for sale (WA16 0TS) ## Property Details | Key | Value | |-----|-------| | Address | 9 MALT KILN ROAD, KNUTSFORD, PLUMLEY, CHESHIRE EAST WA16 0TS | | Price | £930,000 | | Bedrooms | 4 | | Bathrooms | 2 | | Council tax | F | | Last sold | £471,500 Oct 2014 | ## Description This truly unique property has undergone an extensive programme of renovation and now boasts high-quality fixtures and fittings throughout. The accommodation extends to approximately 2,894 sq ft of well-balanced living space. Upon entering, you are welcomed by a spacious entrance hall with a boot room, WC, and bespoke under-stairs wine storage. At the heart of the home is a superb, light-filled kitchen featuring a roof atrium and a range of high-end integrated appliances, which seamlessly flows into the dining area. There is also a separate living room, in addition to a utility room and internal access to the garage, which is currently configured as a gym. To the first floor, the standard of finish continues with four well-proportioned double bedrooms. The principal suite benefits from a beautifully appointed en-suite bathroom enjoying far-reaching views over open fields, alongside a generous dressing area with extensive built-in wardrobes and a central island. The property further benefits from a converted loft space, currently utilised as a play/games room. Externally, the landscaped garden is a standout feature, incorporating a porcelain patio and raised decked seating areas. Of particular note is the impressive outdoor home office/studio, which extends into a covered entertainment space currently equipped with a hot tub, projector, and pull-down screen. Ideal for year-round enjoyment. EPC Rating: D ## Property Photos - ![Photo](/listings/photos/89711136/677781) - ![Other](/listings/photos/89711136/677782) - Other - ![Other](/listings/photos/89711136/677783) - Other - ![Photo](/listings/photos/89711136/677784) - ![Other](/listings/photos/89711136/677785) - Other - ![Other](/listings/photos/89711136/677786) - Other - ![Other](/listings/photos/89711136/677787) - Other - ![Other](/listings/photos/89711136/677788) - Other - ![Other](/listings/photos/89711136/677789) - Other - ![Other](/listings/photos/89711136/677790) - Other - ![Other](/listings/photos/89711136/677791) - Other - ![Other](/listings/photos/89711136/677792) - Other - ![Other](/listings/photos/89711136/677793) - Other - ![Other](/listings/photos/89711136/677794) - Other - ![Other](/listings/photos/89711136/677795) - Other - ![Other](/listings/photos/89711136/677796) - Other - ![Other](/listings/photos/89711136/677797) - Other - ![Other](/listings/photos/89711136/677798) - Other - ![Other](/listings/photos/89711136/677799) - Other - ![Other](/listings/photos/89711136/677800) - Other - ![Other](/listings/photos/89711136/677801) - Other - ![Other](/listings/photos/89711136/677802) - Other - ![Other](/listings/photos/89711136/677803) - Other - ![Other](/listings/photos/89711136/677804) - Other - ![Other](/listings/photos/89711136/677805) - Other - ![Other](/listings/photos/89711136/677806) - Other - ![Other](/listings/photos/89711136/677807) - Other - ![Other](/listings/photos/89711136/677808) - Other - ![Other](/listings/photos/89711136/677809) - Other - ![Photo](/listings/photos/89711136/677810) - ![Photo](/listings/photos/89711136/677811) - ![Photo](/listings/photos/89711136/677812) - ![Photo](/listings/photos/89711136/677813) - ![Photo](/listings/photos/89711136/677814) - ![Photo](/listings/photos/89711136/677815) - ![Other](/listings/photos/89711136/677816) - Other - ![Other](/listings/photos/89711136/677817) - Other - ![(Main)](/listings/photos/89711136/677818) - (Main) ## Floorplans - ![All](/listings/photos/89711136/677819) - All ## EPC Graphs - ![EPC 1](/listings/photos/89711136/677820) - EPC 1 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 9 MALT KILN ROAD, PLUMLEY, KNUTSFORD, CHESHIRE EAST, WA16 0TS | £471,500 | 17/10/2014 | Detached | | 9 MALT KILN ROAD, PLUMLEY, KNUTSFORD, CHESHIRE EAST, WA16 0TS | £430,000 | 09/09/2011 | 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 | |---------|-------|------|------| | [Same street] 16 MALT KILN ROAD, PLUMLEY, KNUTSFORD, CHESHIRE EAST, WA16 0TS | £590,000 | 28/03/2025 | Detached | | 19 YEWTREE ROAD, PLUMLEY, KNUTSFORD, CHESHIRE EAST, WA16 0UQ | £534,000 | 11/12/2023 | Detached | | YEW TREE HOUSE, 9 TROUTHALL LANE, PLUMLEY, KNUTSFORD, CHESHIRE EAST, WA16 0UN | £750,000 | 01/12/2023 | Detached | | ELM COTTAGE PLUMLEY MOOR ROAD, PLUMLEY, KNUTSFORD, CHESHIRE EAST, WA16 0TT | £785,000 | 26/05/2023 | Detached | | 27 YEWTREE ROAD, PLUMLEY, KNUTSFORD, CHESHIRE EAST, WA16 0UQ | £365,000 | 09/11/2022 | Detached | | 11 TROUTHALL LANE, PLUMLEY, KNUTSFORD, CHESHIRE EAST, WA16 0UN | £950,000 | 27/10/2022 | Detached | | 23 TROUTHALL LANE, PLUMLEY, KNUTSFORD, CHESHIRE EAST, WA16 0UN | £520,000 | 19/08/2022 | Detached | | CHERRY TREE COTTAGE PLUMLEY MOOR ROAD, PLUMLEY, KNUTSFORD, CHESHIRE EAST, WA16 0TR | £815,000 | 08/07/2022 | Detached | | WILMAR PLUMLEY MOOR ROAD, PLUMLEY, KNUTSFORD, CHESHIRE EAST, WA16 0TT | £300,000 | 30/05/2022 | Detached | | 36 HOLLYTREE ROAD, PLUMLEY, KNUTSFORD, CHESHIRE EAST, WA16 0UJ | £420,000 | 28/04/2022 | Detached | | 5 HOLLYTREE ROAD, PLUMLEY, KNUTSFORD, CHESHIRE EAST, WA16 0UJ | £250,000 | 12/11/2021 | Detached | | MEVAGH SOUTH DRIVE, PLUMLEY, KNUTSFORD, CHESHIRE EAST, WA16 0UT | £642,000 | 20/09/2021 | Detached | | 5 HOLLYTREE ROAD, PLUMLEY, KNUTSFORD, CHESHIRE EAST, WA16 0UJ | £250,000 | 17/08/2021 | Detached | | 23 YEWTREE ROAD, PLUMLEY, KNUTSFORD, CHESHIRE EAST, WA16 0UQ | £390,000 | 25/06/2021 | Detached | **Street average:** £590,000 (1 sale) **Area average:** £536,231 (13 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £865,297 (51 Detached, WA16, 2024–2026) - **Deviation:** +7.5% ## 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 ## 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, The Paddocks, WA16 | £8,200/mo | 4 | 0.47 miles | OpenRent | **Average rent: £8,200/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.88% (okay) - **Max investor price (0.8%):** £1,025,000 - **Target investor price (1%):** £820,000 *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 £8,200/mo).* - **Gross yield:** 10.6% - **Cost-to-rent:** 9.5× - **Monthly cashflow:** £3,693/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 16.4% *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:** 25.9% - **10y growth:** 90.4% ## House Price Index (HM Land Registry) *Official index for Cheshire East; Detached series; as of March 2026.* - **1y growth (index):** 1.6% - **5y growth (index):** 23.6% - **10y growth (index):** 51.5% ## 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)