# 3 bedroom detached house for sale (WA16 8FN) ## Property Details | Key | Value | |-----|-------| | Address | 23 HAMMAN DRIVE, KNUTSFORD, CHESHIRE EAST WA16 8FN | | Price | £489,950 | | Bedrooms | 3 | | Bathrooms | 2 | | Council tax | D | | Last sold | £490,995 Oct 2023 | ## EPC Rating & Upgrade Cost - **Current rating:** B - **Potential rating:** A - **Expiry date:** 23/08/2033 - **Current heating cost:** £519/year - **Est. upgrade cost to C:** £9,500 ### Recommendations - N (£4,000 - £6,000) - U (£3,500 - £5,500) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2037-5238-6000-0804-6222) ## Description Occupying a larger-than-average plot within the highly regarded Parkgate Village development by Bellway, this beautifully presented three-bedroom, two-bathroom detached home offers stylish, contemporary living that will appeal to young and growing families, couples, and first-time buyers alike. **** The heart of the home is the light-filled L-shaped dining kitchen, complete with integrated appliances and a spacious living area with French doors that open onto the rear garden - perfect for entertaining or relaxing with family. A separate utility room with external access to the garden ensures stress-free laundry days and easy access with muddy shoes after a relaxing stroll. Two useful storage cupboards also provide practical convenience on the ground floor. To the front of the home, the dual-aspect formal living room with bespoke shutters offers a peaceful retreat, ideal for welcoming guests or enjoying cosy evenings in. A stylish cloakroom/W.C, thoughtfully positioned by the front door, completes the ground-floor accommodation. Upstairs, you'll find three well-proportioned bedrooms, including two generous doubles and a third bedroom that is larger than average. The principal bedroom enjoys a sleek en suite shower room and recently fitted wardrobes, while a contemporary three-piece family bathroom serves the remaining rooms. Outside, the property boasts attractive kerb appeal, and a driveway with an EV charging point extends to a detached garage. The well-tended lawned rear garden caters perfectly for outdoor entertaining, families with children and if required, future extension (subject to relevant permissions). In summary, a superb opportunity for buyers seeking a turnkey property with scope to personalise or extend over time. Its favourable plot and thoughtful layout combine to offer a sought-after blend of style, space, and potential in a desirable residential location. ## Property Photos - ![ (Main)](/listings/photos/165517559/326793) - (Main) - ![Other](/listings/photos/165517559/326794) - Other - ![Other](/listings/photos/165517559/326795) - Other - ![Other](/listings/photos/165517559/326796) - Other - ![Other](/listings/photos/165517559/326798) - Other - ![Other](/listings/photos/165517559/326801) - Other - ![Other](/listings/photos/165517559/326803) - Other - ![Other](/listings/photos/165517559/326806) - Other - ![Other](/listings/photos/165517559/326808) - Other - ![Other](/listings/photos/165517559/326809) - Other - ![Other](/listings/photos/165517559/326810) - Other - ![Other](/listings/photos/165517559/326812) - Other - ![Other](/listings/photos/165517559/326813) - Other - ![Other](/listings/photos/165517559/326814) - Other - ![Other](/listings/photos/165517559/326816) - Other - ![Other](/listings/photos/165517559/326817) - Other - ![Other](/listings/photos/165517559/326819) - Other - ![Other](/listings/photos/165517559/326821) - Other - ![Other](/listings/photos/165517559/326823) - Other - ![Other](/listings/photos/165517559/326826) - Other ## Floorplans - ![Other](/listings/photos/165517559/326831) - Other ## EPC Graphs - ![EPC Graph](/listings/photos/165517559/326834) - EPC Graph ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 23 HAMMAN DRIVE, KNUTSFORD, CHESHIRE EAST, WA16 8FN | £490,995 | 13/10/2023 | 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] 49 HAMMAN DRIVE, KNUTSFORD, CHESHIRE EAST, WA16 8FN | £451,295 | 16/05/2025 | Semi-detached | | [Same street] 13 HAMMAN DRIVE, KNUTSFORD, CHESHIRE EAST, WA16 8FN | £474,995 | 08/09/2023 | Semi-detached | | [Same street] 21 HAMMAN DRIVE, KNUTSFORD, CHESHIRE EAST, WA16 8FN | £487,995 | 21/07/2023 | Detached | | [Same street] 37 HAMMAN DRIVE, KNUTSFORD, CHESHIRE EAST, WA16 8FN | £150,889 | 21/07/2023 | Terraced | | [Same street] 35 HAMMAN DRIVE, KNUTSFORD, CHESHIRE EAST, WA16 8FN | £150,889 | 21/07/2023 | Terraced | | [Same street] 33 HAMMAN DRIVE, KNUTSFORD, CHESHIRE EAST, WA16 8FN | £150,889 | 21/07/2023 | Terraced | | [Same street] 29 HAMMAN DRIVE, KNUTSFORD, CHESHIRE EAST, WA16 8FN | £150,889 | 29/06/2023 | Terraced | | [Same street] 27 HAMMAN DRIVE, KNUTSFORD, CHESHIRE EAST, WA16 8FN | £150,889 | 29/06/2023 | Terraced | | [Same street] 25 HAMMAN DRIVE, KNUTSFORD, CHESHIRE EAST, WA16 8FN | £150,889 | 29/06/2023 | Terraced | | [Same street] 31 HAMMAN DRIVE, KNUTSFORD, CHESHIRE EAST, WA16 8FN | £150,889 | 29/06/2023 | Terraced | | [Same street] 7 HAMMAN DRIVE, KNUTSFORD, CHESHIRE EAST, WA16 8FN | £459,995 | 22/12/2022 | Semi-detached | | [Same street] 5 HAMMAN DRIVE, KNUTSFORD, CHESHIRE EAST, WA16 8FN | £485,995 | 23/09/2022 | Detached | **Street average:** £284,708 (12 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £865,297 (51 Detached, WA16, 2024–2026) - **Deviation:** -43.4% ## 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):** £593/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 | |------|------|------|------|------| | 3 Bed Semi-Detached House, Montmorency Road, WA16 | £1,450/mo | 3 | 0.25 miles | OpenRent | **Average rent: £1,450/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.3% (weak for cashflow) - **Max investor price (0.8%):** £181,250 - **Target investor price (1%):** £145,000 *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 £1,450/mo).* - **Gross yield:** 3.6% - **Cost-to-rent:** 28.2× - **Monthly cashflow:** £-649/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -5.5% *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:** £5,051/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 27.3% - **10y growth:** 82.8% ## 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)