# 5 bedroom detached house for sale (SK9 2LQ) ## Property Details | Key | Value | |-----|-------| | Address | 12 HOUGH LANE, WILMSLOW, CHESHIRE EAST SK9 2LQ | | Price | £2,750,000 | | Bedrooms | 5 | | Bathrooms | 5 | | Council tax | H | | Construction age | England and Wales: 1930-1949 | | Floor area | 413 m² | | Last sold | £1,200,000 Sep 2017 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** B - **Expiry date:** 30/07/2036 - **Current heating cost:** £3,547/year - **Est. upgrade cost to C:** £17,700 ### Recommendations - B (£900 - £1,500) - W2 (£5,000 - £10,000) - U (£8,000 - £10,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/7695-3065-8203-0576-0204) ## Description A beautifully renovated 6,343 Sq Ft Arts & Crafts home offering a rare combination of privacy, leisure convenience, just moments from the heart of Wilmslow, set in a generous 0.5 acre plot. **Description** This 1928 Arts & Crafts house, with its bay window frontage, sits on a picturesque country road well-placed between Wilmslow and Alderley Edge. The property is part of a small collection of period homes, many with Yorkstone tiled roofs. Over time, the house has been extended at the rear and side, carefully modernised while respecting its architectural origins. Velfac double-glazed windows are a key feature, offering high energy efficiency with attractive profiles that complement the home’s character. The entrance opens into a welcoming hallway, with a spacious lounge to the left, featuring an inglenook fireplace and Chilli Penguin stove. To the right is a snug, which enjoys morning sun from its southwest aspect. The ground floor also includes a WC, a boot room with Karndean flooring, and solid oak doors throughout. The living spaces are anchored by a bright, airy kitchen, dining, and lounge area with double-aspect sliders that open directly to the garden. The Neptune kitchen is a statement in chic white and grey, with a 3.2 metre silestone island, Siemens appliances, and an Italian ILVE range oven. To the left is a study, while to the right are the utility room, laundry, and access to the indoor swimming pool, jacuzzi, and sauna, topped by a mezzanine currently used as a lounge. The floor-to-ceiling windows flood this area with light. Upstairs, five bedrooms offer generous proportions and ample storage, with the principal suite featuring a dressing room and an en suite with a freestanding bath and walk-through shower. The thing about this house is that it is all about and lifestyle. From the interior layout to the quality of materials to the wonderful garden and leafy location, it is made for family life. GARDENS & GROUNDS The garden is an impressive feature of this home, extending from the left side and around to the back. A large Yorkstone terrace runs the length of the house, seamlessly connecting the kitchen and swimming pool to the outdoor space. The mature garden with fabulous lawn is framed by a laurel hedge, providing privacy and a sense of seclusion. Ideal for entertaining, it offers ample space for gatherings. The front of the property is equally appealing, with an attractive archway entrance, complementing the overall charm. **Location** Fairoaks is superbly positioned on Hough Lane, one of Wilmslow’s most prestigious and sought after residential roads, enjoying the perfect balance of rural tranquillity and convenient access to vibrant local amenities. Set on a manicured plot at the edge of open Cheshire countryside, the property benefits from an attractive, semi rural outlook while being just 0.8 of a mile from Wilmslow’s thriving town centre. Wilmslow offers an excellent range of everyday facilities, including quality shops, cafés, restaurants, leisure options and highly regarded schools in both the state and private sectors. The nearby villages of Alderley Edge (1.6 miles) and Prestbury (4.5 miles) add to the appeal, each providing a charming selection of boutiques, eateries and recreational facilities. The area is exceptionally well connected for both regional and national travel. Wilmslow station lies approximately 0.9 miles away, offering fast rail services to Manchester Piccadilly and London Euston. The M56 and A34 are within easy reach, providing swift access to Manchester, the airport, and the wider North West. Manchester Airport is around 5.1 miles from the property, making domestic and international travel particularly convenient. Families are well served by an outstanding choice of educational establishments, including Wilmslow High School (1.4 miles), The Ryleys School (1.5 miles) and The Kings School Macclesfield (5.5 miles) all located within a comfortable distance. The location also benefits from excellent transport links to several leading independent schools, with school buses passing nearby. Fairoaks therefore offers a rare combination of privacy, countryside appeal and exceptional convenience, making it an ideal base for modern family living in one of Cheshire’s most desirable addresses. Square Footage: 6,343 sq ft ## Property Photos - ![Picture No. 51](/listings/photos/91854894/1883521) - Picture No. 51 - ![Rear Gardens](/listings/photos/91854894/1883524) - Rear Gardens - ![Kitchen/Diner](/listings/photos/91854894/1883525) - Kitchen/Diner - ![Kitchen/Dinning](/listings/photos/91854894/1883527) - Kitchen/Dinning - ![Picture No. 50](/listings/photos/91854894/1883529) - Picture No. 50 - ![Living Room](/listings/photos/91854894/1883531) - Living Room - ![Picture No. 53](/listings/photos/91854894/1883533) - Picture No. 53 - ![Swimming Pool](/listings/photos/91854894/1883535) - Swimming Pool - ![Sauna](/listings/photos/91854894/1883538) - Sauna - ![Mezanie](/listings/photos/91854894/1883539) - Mezanie - ![Snug](/listings/photos/91854894/1883541) - Snug - ![Study](/listings/photos/91854894/1883543) - Study - ![Hall](/listings/photos/91854894/1883545) - Hall - ![Principal Bedroom](/listings/photos/91854894/1883546) - Principal Bedroom - ![Dressing Room](/listings/photos/91854894/1883548) - Dressing Room - ![En Suite](/listings/photos/91854894/1883550) - En Suite - ![Bedroom](/listings/photos/91854894/1883552) - Bedroom - ![En Suite](/listings/photos/91854894/1883554) - En Suite - ![Bedroom](/listings/photos/91854894/1883555) - Bedroom - ![Family Bath](/listings/photos/91854894/1883557) - Family Bath - ![Bedroom 2](/listings/photos/91854894/1883559) - Bedroom 2 - ![Bedroom](/listings/photos/91854894/1883561) - Bedroom - ![Picture No. 54](/listings/photos/91854894/1883563) - Picture No. 54 - ![Fair Oaks](/listings/photos/91854894/1883565) - Fair Oaks - ![Picture No. 52](/listings/photos/91854894/1883567) - Picture No. 52 ## Floorplans - ![Floorplan](/listings/photos/91854894/1883569) - Floorplan ## EPC Graphs - ![EPC Rating Graph](/listings/photos/91854894/1883572) - EPC Rating Graph ## FENSA Certificates This property has 1 FENSA certificate(s) on record. ### FENSA Certificate #9091042 - **Address:** 12 Hough Lane, WILMSLOW, SK9 2LQ - **Certificate Issued:** 24/09/2012 - **Work Completed:** 13/09/2012 - **Items:** 1 door(s) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 12 HOUGH LANE, WILMSLOW, CHESHIRE EAST, SK9 2LQ | £1,200,000 | 15/09/2017 | 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 | |---------|-------|------|------| | 4 SHERBROOK RISE, WILMSLOW, CHESHIRE EAST, SK9 2AX | £2,100,000 | 01/08/2025 | Detached | | 3 PRESTBURY ROAD, WILMSLOW, CHESHIRE EAST, SK9 2LJ | £1,500,000 | 29/11/2024 | Detached | | STONELEIGH, 1 PRESTBURY ROAD, WILMSLOW, CHESHIRE EAST, SK9 2LJ | £2,795,000 | 14/02/2024 | Detached | | PALMYRA, 16 SHERBROOK RISE, WILMSLOW, CHESHIRE EAST, SK9 2AX | £2,075,000 | 09/09/2022 | Detached | | [Same street] 21 HOUGH LANE, WILMSLOW, CHESHIRE EAST, SK9 2LQ | £4,000,000 | 22/04/2022 | Detached | | [Same street] 27 HOUGH LANE, WILMSLOW, CHESHIRE EAST, SK9 2LQ | £2,165,000 | 19/01/2022 | Detached | | [Same street] KINGSLEY LODGE, 10 3 HOUGH LANE, WILMSLOW, CHESHIRE EAST, SK9 2LQ | £1,400,000 | 15/11/2021 | Terraced | | [Same street] LOWMEADE, 25 HOUGH LANE, WILMSLOW, CHESHIRE EAST, SK9 2LQ | £3,700,000 | 12/11/2021 | Detached | **Street average:** £2,816,250 (4 sales) **Area average:** £2,117,500 (4 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £949,181 (95 Detached, SK9, 2024–2026) - **Deviation:** +189.7% ## 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 West Pennine (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £760/mo ## 1% Rule - **Rent ratio:** 0.04% (weak for cashflow) - **Max investor price (0.8%):** £122,750 - **Target investor price (1%):** £98,200 *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:** £6,659/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -12.2% - **10y growth:** 6.1% ## 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)