# 4 bedroom semi-detached house for sale (WA16 6LP) ## Property Details | Key | Value | |-----|-------| | Address | 30 WOODLANDS CRESCENT, KNUTSFORD, HIGH LEGH, CHESHIRE WA16 6LP | | Price | £450,000 | | Bedrooms | 4 | | Bathrooms | 2 | | Construction age | England and Wales: 1950-1966 | | Floor area | 193 m² | | Last sold | £73,000 Oct 1996 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** C - **Expiry date:** 15/06/2035 - **Current heating cost:** £1,227/year - **Est. upgrade cost to C:** £9,683 ### Recommendations - E (£630 - £735) - U (£8,000 - £10,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0330-2506-6560-2895-1121) ## Description Situated in the highly desirable village of High Legh, this extended four-bedroom semi-detached home offers generous and versatile living space, ideal for growing families or those seeking a property they can truly make their own. The ground floor boasts two spacious reception rooms, providing excellent flexibility for both formal entertaining and relaxed family living. A well-proportioned kitchen is complemented by a separate utility room and convenient downstairs WC. To the upper floors, the property offers four bedrooms, including a superb principal suite occupying the top floor. The master bedroom enjoys a Juliet balcony overlooking the rear garden, taking in far-reaching views beyond, and further benefits from a walk-in wardrobe and en suite shower room. The remaining bedrooms are served by a family bathroom. Externally, the property features a private rear garden and a driveway providing off-road parking. Offered to the market with no onward chain, the property does require some modernisation, presenting an excellent opportunity for buyers to add value and create a stunning long-term home in a sought-after location. ## Property Photos - ![DSC_6096.jpg](/listings/photos/174295967/154340) - DSC_6096.jpg - ![DSC_6268.jpg](/listings/photos/174295967/154344) - DSC_6268.jpg - ![DSC_6202.jpg](/listings/photos/174295967/154348) - DSC_6202.jpg - ![DSC_6104.jpg](/listings/photos/174295967/154351) - DSC_6104.jpg - ![DSC_6124.jpg](/listings/photos/174295967/154355) - DSC_6124.jpg - ![DSC_6148.jpg](/listings/photos/174295967/154361) - DSC_6148.jpg - ![DSC_6150.jpg](/listings/photos/174295967/154367) - DSC_6150.jpg - ![DSC_6151.jpg](/listings/photos/174295967/154373) - DSC_6151.jpg - ![DSC_6153.jpg](/listings/photos/174295967/154379) - DSC_6153.jpg - ![DSC_6157.jpg](/listings/photos/174295967/154384) - DSC_6157.jpg - ![DSC_6162.jpg](/listings/photos/174295967/154387) - DSC_6162.jpg - ![DSC_6177.jpg](/listings/photos/174295967/154392) - DSC_6177.jpg - ![DSC_6167.jpg](/listings/photos/174295967/154397) - DSC_6167.jpg - ![DSC_6172.jpg](/listings/photos/174295967/154402) - DSC_6172.jpg - ![DSC_6182.jpg](/listings/photos/174295967/154407) - DSC_6182.jpg - ![DSC_6187.jpg](/listings/photos/174295967/154413) - DSC_6187.jpg - ![DSC_6192.jpg](/listings/photos/174295967/154418) - DSC_6192.jpg - ![DSC_6197.jpg](/listings/photos/174295967/154423) - DSC_6197.jpg - ![DSC_6207.jpg](/listings/photos/174295967/154428) - DSC_6207.jpg - ![DSC_6212.jpg](/listings/photos/174295967/154432) - DSC_6212.jpg - ![DSC_6217.jpg](/listings/photos/174295967/154437) - DSC_6217.jpg - ![DSC_6222.jpg](/listings/photos/174295967/154440) - DSC_6222.jpg - ![DSC_6227.jpg](/listings/photos/174295967/154445) - DSC_6227.jpg - ![DSC_6237.jpg](/listings/photos/174295967/154449) - DSC_6237.jpg - ![DSC_6242.jpg](/listings/photos/174295967/154453) - DSC_6242.jpg - ![DSC_6257.jpg](/listings/photos/174295967/154456) - DSC_6257.jpg - ![DSC_6247.jpg](/listings/photos/174295967/154459) - DSC_6247.jpg - ![DSC_6262.jpg](/listings/photos/174295967/154462) - DSC_6262.jpg - ![DSC_6252.jpg](/listings/photos/174295967/154464) - DSC_6252.jpg ## Floorplans - ![Woodlands, high legh New.jpg](/listings/photos/174295967/154467) - Woodlands, high legh New.jpg ## EPC Graphs - ![EPC epcgraph.co.uk](/listings/photos/174295967/154471) - EPC epcgraph.co.uk ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 30 WOODLANDS CRESCENT, HIGH LEGH, KNUTSFORD, MACCLESFIELD, CHESHIRE, WA16 6LP | £73,000 | 11/10/1996 | Semi-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] 10 WOODLANDS CRESCENT, HIGH LEGH, KNUTSFORD, CHESHIRE EAST, WA16 6LP | £338,000 | 08/12/2023 | Semi-detached | | [Same street] 12 WOODLANDS CRESCENT, HIGH LEGH, KNUTSFORD, CHESHIRE EAST, WA16 6LP | £350,000 | 27/05/2022 | Semi-detached | | [Same street] 6A WOODLANDS CRESCENT, HIGH LEGH, KNUTSFORD, CHESHIRE EAST, WA16 6LP | £490,000 | 23/11/2021 | Semi-detached | **Street average:** £392,667 (3 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £472,550 (26 Semi-detached, WA16, 2024–2026) - **Deviation:** -4.8% ## 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 ## 1% Rule - **Rent ratio:** 0.22% (weak for cashflow) - **Max investor price (0.8%):** £121,875 - **Target investor price (1%):** £97,500 *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:** £2,332/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -4.8% - **10y growth:** 39.8% ## House Price Index (HM Land Registry) *Official index for Cheshire East; Semi-detached series; as of March 2026.* - **1y growth (index):** 2.3% - **5y growth (index):** 25.2% - **10y growth (index):** 56.5% ## 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)