# 4 bedroom detached house for sale (WA16 0NS) ## Property Details | Key | Value | |-----|-------| | Address | THE ACORNS, MANCHESTER ROAD, KNUTSFORD, CHESHIRE EAST WA16 0NS | | Price | £1,200,000 | | Bedrooms | 4 | | Bathrooms | 3 | | Council tax | G | | Construction age | England and Wales: 2012 onwards | | Floor area | 197 m² | | Last sold | £800,000 Aug 2017 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** B - **Expiry date:** 19/07/2027 - **Current heating cost:** £656/year - **Est. upgrade cost to C:** £11,500 ### Recommendations - N (£4,000 - £6,000) - U (£5,000 - £8,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2208-3002-7223-5433-0980) ## Description Situated in a highly desirable position within Knutsford, The Acorns is an impressive and beautifully presented detached home, finished to a high standard throughout. Extending to approximately 2,500 sq ft, the property offers spacious and versatile accommodation over two floors, set behind private electric gates and within a short walk of the town centre and its amenities. Internally, the home is presented in a stylish, contemporary manner and provides well-balanced living space ideal for modern family life. The ground floor centres around a welcoming entrance hallway, leading to a superb open-plan kitchen, living and dining area. The contemporary fitted kitchen features a range of integrated Neff appliances, complemented by a central island with breakfast bar seating. Bi-folding doors open onto the rear garden, creating a seamless connection between indoor and outdoor living. Additional ground floor accommodation includes a generously sized living room, a snug/media room, a separate study, utility room and a W.C., offering excellent flexibility for a variety of uses. To the first floor, there are four well-proportioned bedrooms. The principal suite is particularly impressive, featuring a spacious walk-in dressing room and a stylishly appointed en-suite bathroom. The second bedroom also benefits from an en-suite shower room, while the remaining two bedrooms are served by a well-appointed family bathroom. Externally, the property is accessed via secure electric gates, opening onto a generous driveway with mature hedging providing a good degree of privacy. To the rear, a substantial resin-bound terrace spans the full width of the house, with two covered pergolas extending from the rear elevation, creating ideal spaces for outdoor entertaining, and garden that is mainly laid to lawn. EPC Rating: C ## Property Photos - ![Photo](/listings/photos/87723135/84026) - ![Photo](/listings/photos/87723135/84027) - ![Photo](/listings/photos/87723135/84028) - ![Photo](/listings/photos/87723135/84029) - ![Photo](/listings/photos/87723135/84030) - ![Photo](/listings/photos/87723135/84031) - ![Photo](/listings/photos/87723135/84032) - ![Photo](/listings/photos/87723135/84033) - ![Photo](/listings/photos/87723135/84034) - ![Photo](/listings/photos/87723135/84035) - ![Photo](/listings/photos/87723135/84036) - ![Photo](/listings/photos/87723135/84037) - ![Photo](/listings/photos/87723135/84038) - ![Photo](/listings/photos/87723135/84039) - ![Photo](/listings/photos/87723135/84040) - ![Photo](/listings/photos/87723135/84041) - ![Photo](/listings/photos/87723135/84042) - ![Photo](/listings/photos/87723135/84043) - ![Photo](/listings/photos/87723135/84044) - ![Photo](/listings/photos/87723135/84045) - ![Photo](/listings/photos/87723135/84046) - ![Photo](/listings/photos/87723135/84047) - ![Photo](/listings/photos/87723135/84048) - ![Photo](/listings/photos/87723135/84049) - ![Photo](/listings/photos/87723135/84050) - ![Photo](/listings/photos/87723135/84051) - ![Photo](/listings/photos/87723135/84052) ## Floorplans - ![All](/listings/photos/87723135/84053) - All ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | THE ACORNS MANCHESTER ROAD, KNUTSFORD, CHESHIRE EAST, WA16 0NS | £800,000 | 18/08/2017 | 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 | |---------|-------|------|------| | 25 QUEENSWAY, KNUTSFORD, CHESHIRE EAST, WA16 0NJ | £802,000 | 25/11/2025 | Detached | | 21 WILLOW GREEN, KNUTSFORD, CHESHIRE EAST, WA16 6AX | £665,000 | 07/11/2025 | Detached | | SQUIRRELS LEAP SPINNEY LANE, KNUTSFORD, CHESHIRE EAST, WA16 0NQ | £1,361,000 | 17/11/2023 | Detached | | [Same street] 34 MANCHESTER ROAD, KNUTSFORD, CHESHIRE EAST, WA16 0NS | £1,600,000 | 23/11/2022 | Detached | | 36 WILLOW GREEN, KNUTSFORD, CHESHIRE EAST, WA16 6AX | £710,000 | 23/09/2022 | Detached | | 36 QUEENSWAY, KNUTSFORD, CHESHIRE EAST, WA16 0NN | £685,000 | 02/09/2022 | Detached | | 15 SUGAR PIT LANE, KNUTSFORD, CHESHIRE EAST, WA16 0NH | £940,000 | 08/08/2022 | Detached | | CORNER OAK TABLEY ROAD, KNUTSFORD, CHESHIRE EAST, WA16 0NG | £1,150,000 | 25/07/2022 | Detached | | 21 WILLOW GREEN, KNUTSFORD, CHESHIRE EAST, WA16 6AX | £675,000 | 18/07/2022 | Detached | | 3 TABLEY ROAD, KNUTSFORD, CHESHIRE EAST, WA16 0NB | £1,122,500 | 17/09/2021 | Detached | **Street average:** £1,600,000 (1 sale) **Area average:** £901,167 (9 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £865,297 (51 Detached, WA16, 2024–2026) - **Deviation:** +38.7% ## 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:** 0.08% (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:** £6,091/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 22.9% - **10y growth:** 58.4% ## 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)