# 4 bedroom detached house for sale (WA16 8QA) ## Property Details | Key | Value | |-----|-------| | Address | 17 GROVE PARK, KNUTSFORD, CHESHIRE EAST WA16 8QA | | Price | £685,995 | | Bedrooms | 4 | | Bathrooms | 1 | | Council tax | E | | Construction age | England and Wales: 1950-1966 | | Floor area | 113 m² | | Last sold | £635,000 Jan 2022 | ## EPC Rating & Upgrade Cost - **Current rating:** E - **Potential rating:** C - **Expiry date:** 09/04/2027 - **Current heating cost:** £1,188/year - **Est. upgrade cost to C:** £18,950 ### Recommendations - A (£100 - £350) - B (£500 - £1,500) - W2 (£4,000 - £6,000) - E (£25) - N (£4,000 - £6,000) - O3 (£1,000 - £1,400) - U (£5,000 - £8,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9208-6006-7254-5813-1980) ## Description Grove Park is a most sought-after Knutsford development thanks to its position on the cusp of the town centre and the wonderful amenities and school catchments that this brings. The quiet streets are lined with similar detached homes, most of which have been extended and developed over the years into fabulous family homes. 17 Grove Park is an attractive four bedroom detached house, occupying a superb position on one of the towns most popular residential developments. The house has been tastefully updated and offers stylishly appointed accommodation laid over two floors - comprising of an open plan double reception room with parquet flooring and french doors opening out onto the rear garden, and a quality fitted kitchen with an adjoining utility room and integral access to the large attached garage. On the first floor level there are four well-proportioned bedrooms in total all served by a lovely contemporary style bathroom which provides a bath with shower over and double sink. A separate WC completes the first floor. The frontage provides a recently laid driveway which provides parking for two vehicles alongside a small grassed lawn. The rear garden has a wonderful south facing aspect and is predominantly laid to grassed lawn with a patio area ideal for a table and chairs. EPC Rating: E ## Property Photos - ![Photo](/listings/photos/172155833/110064) - ![Photo](/listings/photos/172155833/110065) - ![Photo](/listings/photos/172155833/110066) - ![Photo](/listings/photos/172155833/110067) - ![Photo](/listings/photos/172155833/110068) - ![Photo](/listings/photos/172155833/110069) - ![Photo](/listings/photos/172155833/110070) - ![Photo](/listings/photos/172155833/110071) - ![Photo](/listings/photos/172155833/110072) - ![Photo](/listings/photos/172155833/110073) - ![Photo](/listings/photos/172155833/110074) - ![Photo](/listings/photos/172155833/110075) - ![Photo](/listings/photos/172155833/110076) - ![Photo](/listings/photos/172155833/110077) - ![Photo](/listings/photos/172155833/110078) - ![Photo](/listings/photos/172155833/110079) - ![Photo](/listings/photos/172155833/110080) - ![Photo](/listings/photos/172155833/110081) - ![Photo](/listings/photos/172155833/110082) - ![Photo](/listings/photos/172155833/110083) ## Floorplans - ![All](/listings/photos/172155833/110084) - All ## EPC Graphs - ![EPC 1](/listings/photos/172155833/110085) - EPC 1 ## FENSA Certificates This property has 1 FENSA certificate(s) on record. ### FENSA Certificate #13014140 - **Address:** 17 Grove Park, KNUTSFORD, WA16 8QA - **Certificate Issued:** 03/07/2018 - **Work Completed:** 04/06/2018 - **Items:** 17 window(s), 3 door(s) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 17 GROVE PARK, KNUTSFORD, CHESHIRE EAST, WA16 8QA | £635,000 | 20/01/2022 | Detached | | 17 GROVE PARK, KNUTSFORD, CHESHIRE EAST, WA16 8QA | £462,500 | 28/07/2017 | 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 | |---------|-------|------|------| | FERNLEA STANLEY ROAD, KNUTSFORD, CHESHIRE EAST, WA16 0DJ | £1,030,000 | 15/12/2025 | Detached | | 140 GROVE PARK, KNUTSFORD, CHESHIRE EAST, WA16 8QD | £650,000 | 21/11/2025 | Detached | | 6 HOLT ROAD, KNUTSFORD, CHESHIRE EAST, WA16 8BP | £539,995 | 21/04/2023 | Detached | | 2 HOLT ROAD, KNUTSFORD, CHESHIRE EAST, WA16 8BP | £454,995 | 31/01/2023 | Detached | | 51 GROVE PARK, KNUTSFORD, CHESHIRE EAST, WA16 8QD | £700,000 | 11/11/2022 | Detached | | 12 BRANDEN DRIVE, KNUTSFORD, CHESHIRE EAST, WA16 8EJ | £605,000 | 11/11/2022 | Detached | | 11 TREVONE CLOSE, KNUTSFORD, CHESHIRE EAST, WA16 9EJ | £960,000 | 05/10/2022 | Detached | | [Same street] 18 GROVE PARK, KNUTSFORD, CHESHIRE EAST, WA16 8QA | £630,000 | 13/06/2022 | Detached | | 150 GROVE PARK, KNUTSFORD, CHESHIRE EAST, WA16 8QD | £625,000 | 25/03/2022 | Detached | | 168 GROVE PARK, KNUTSFORD, CHESHIRE EAST, WA16 8QD | £578,000 | 15/10/2021 | Detached | | 67 GROVE PARK, KNUTSFORD, CHESHIRE EAST, WA16 8QE | £725,000 | 17/09/2021 | Detached | | 8 CORONATION SQUARE, KNUTSFORD, CHESHIRE EAST, WA16 6DS | £275,000 | 06/09/2021 | Detached | | BELMOUNT ST JOHNS ROAD, KNUTSFORD, CHESHIRE EAST, WA16 0DL | £475,000 | 31/08/2021 | Detached | **Street average:** £630,000 (1 sale) **Area average:** £634,833 (12 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £844,904 (51 Detached, WA16, 2024–2026) - **Deviation:** -18.8% ## 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 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, Grove Park, WA16 | £2,000/mo | 4 | 0.14 miles | OpenRent | **Average rent: £2,000/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.29% (weak for cashflow) - **Max investor price (0.8%):** £250,000 - **Target investor price (1%):** £200,000 *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 £2,000/mo).* - **Gross yield:** 3.5% - **Cost-to-rent:** 28.6× - **Monthly cashflow:** £-927/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -5.6% *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:** £6,071/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -12% - **10y growth:** 31.2% ## House Price Index (HM Land Registry) *Official index for Cheshire East; Detached series; as of April 2026.* - **1y growth (index):** 0.9% - **5y growth (index):** 20.9% - **10y growth (index):** 48.3% ## 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)