# 6 bedroom detached house for sale (WA16 6QZ)

## Property Details

| Key | Value |
|-----|-------|
| Address | HIGHFIELD, MERESIDE ROAD, KNUTSFORD, MERE, CHESHIRE EAST WA16 6QZ |
| Price | £1,495,000 |
| Bathrooms | 5 |
| Council tax | G |
| Last sold | £1,495,000 May 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 14/07/2034
- **Current heating cost:** £4,132/year
- **Est. upgrade cost to C:** £4,500

### Recommendations
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9351-3040-3203-5814-0204)

## Description

A truly magnificent detached family home, set just off a private drive, standing in generous private gardens.

Occupying a substantial plot in a very sought after area, Highfield is a spectacular, recently modernised detached residence with accommodation arranged over three floors. Set well back from the road, the property is accessed via attractive wrought iron electric gates that open on to a sizeable sweeping driveway, allowing more than ample parking for numerous vehicles. The front garden is very spacious and has well stocked borders surrounding the perimeters.

There is an extensive lawn to the rear of the property, well screened by wooden fencing and mature trees and shrubs to provide the upmost privacy. There is also a patio area, enjoying the southerly aspect, it is the perfect spot for al fresco dining during the warmer months. There is a greenhouse and large garden shed in the rear garden.

The porch opens to a light and spacious entrance hall, featuring Italian marble porcelain flooring and a superb full height window, allowing an abundance of natural light into the room. 

The open plan kitchen and living room is situated to the rear elevation, it is a contemporary room, recently completed by the current owners in 2020, offering sky lighting and modern aluminium framed bi-fold doors that open to the rear patio and extensive garden, it really is the perfect place to entertain. 

The kitchen incorporates a variety of integrated appliances to include; Gaggenau oven and microwave, fridge, freezer, Elica hob and wine fridge. 

There are a further three generously sized reception rooms to the ground floor accommodation, in addition to the chefs kitchen with integrated Neff appliances, WC and integral double garage. 

There is also a superb lift, enabling access from the ground floor to the first floor.

The principal suite is a spectacular feature of the home, incorporating his and hers en suites as well as stylish fitted cupboards and sizeable separate dressing room. There are a further three spacious doubles on this floor, all of equal proportions, and a modern four piece bathroom suite.  There is also a study, this being the room where the lift from the ground floor exits on the first floor.

Accommodation in Brief 

• Entrance Porch

• Reception Hall

• Drawing Room

• Dining Area

• Study

• Inner Hall

• WC

• Living Dining Kitchen

• Second Kitchen

• Principal Bedroom with dressing room and 2 ensuites

• Study Area

• Five further bedrooms (2 Ensuite)

• Family Bathroom

• Double garage, utility area and driveway

Large gardens with a southerly aspect

Council Tax Band G

Freehold

## Property Photos

- ![Front Elevation](/listings/photos/151144247/58033) - Front Elevation
- ![Gardens](/listings/photos/151144247/58034) - Gardens
- ![Drawing Room](/listings/photos/151144247/58035) - Drawing Room
- ![Kitchen](/listings/photos/151144247/58036) - Kitchen
- ![Reception Hall](/listings/photos/151144247/58037) - Reception Hall
- ![Reception Hall](/listings/photos/151144247/58038) - Reception Hall
- ![Dining Area](/listings/photos/151144247/58039) - Dining Area
- ![Study](/listings/photos/151144247/58040) - Study
- ![Living Area](/listings/photos/151144247/58041) - Living Area
- ![Dining Kitchen](/listings/photos/151144247/58042) - Dining Kitchen
- ![Kitchen](/listings/photos/151144247/58043) - Kitchen
- ![Living Area](/listings/photos/151144247/58044) - Living Area
- ![Second Kitchen](/listings/photos/151144247/58045) - Second Kitchen
- ![Principal Bedroom](/listings/photos/151144247/58046) - Principal Bedroom
- ![Principal Bedroom](/listings/photos/151144247/58047) - Principal Bedroom
- ![Study Area](/listings/photos/151144247/58048) - Study Area
- ![Ensuite](/listings/photos/151144247/58049) - Ensuite
- ![Bedroom](/listings/photos/151144247/58050) - Bedroom
- ![Ensuite](/listings/photos/151144247/58051) - Ensuite
- ![Bathroom](/listings/photos/151144247/58052) - Bathroom
- ![Highfield](/listings/photos/151144247/58053) - Highfield
- ![Rear Elevation](/listings/photos/151144247/58054) - Rear Elevation

## Floorplans

- ![Ground Floor](/listings/photos/151144247/58055) - Ground Floor
- ![First Floor](/listings/photos/151144247/58056) - First Floor
- ![Second Floor](/listings/photos/151144247/58057) - Second Floor
- ![Floorplan](/listings/photos/151144247/58058) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/151144247/58059) - EPC Rating Graph

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| HIGHFIELD MERESIDE ROAD, MERE, KNUTSFORD, CHESHIRE EAST, WA16 6QZ | £1,495,000 | 18/05/2026 | Detached |
| HIGHFIELD MERESIDE ROAD, MERE, KNUTSFORD, CHESHIRE EAST, WA16 6QZ | £985,000 | 14/11/2019 | 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] ROSTREVOR MERESIDE ROAD, MERE, KNUTSFORD, CHESHIRE EAST, WA16 6QZ | £1,700,000 | 09/05/2025 | Other |
| ONE WILLOW THE CIRCLE, MERE, KNUTSFORD, CHESHIRE EAST, WA16 6QY | £1,350,000 | 13/12/2024 | Detached |
| [Same street] SWAN RIDGE MERESIDE ROAD, MERE, KNUTSFORD, CHESHIRE EAST, WA16 6QZ | £755,000 | 14/04/2023 | Detached |
| [Same street] WINSTON COURT MERESIDE ROAD, MERE, KNUTSFORD, CHESHIRE EAST, WA16 6QZ | £1,450,000 | 19/12/2022 | Detached |

**Street average:** £1,301,667 (3 sales)
**Area average:** £1,350,000 (1 sale)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £895,088 (58 Detached, WA16, 2024–2026)
- **Deviation:** +67%

## Rental Range

*ONS Price Index of Private Rents (Cheshire East). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £886/mo
- **Realistic:** £984/mo
- **Optimistic:** £1,082/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for East Lancs (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed Terraced House, Rostherne Lane, WA16 | £1,975/mo | 2 | 0.81 miles | OpenRent |

**Average rent: £1,975/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.13% (weak for cashflow)
- **Max investor price (0.8%):** £246,875
- **Target investor price (1%):** £197,500

*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 OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £1,975/mo).*

- **Gross yield:** 1.6%
- **Cost-to-rent:** 63.1×
- **Monthly cashflow:** £-4,135/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -11.4%

*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:** £3,208/m²

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** 11.6%
- **10y growth:** 67%

## House Price Index (HM Land Registry)

*Official index for Cheshire East; Detached series; as of June 2026.*

- **1y growth (index):** 4.2%
- **5y growth (index):** 22%
- **10y growth (index):** 49.3%

## 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)