# 5 bedroom detached house for sale (SK9 2LJ) ## Property Details | Key | Value | |-----|-------| | Address | BEECH HOUSE, 12, PRESTBURY ROAD, WILMSLOW, WILMSLOW, CHESHIRE SK9 2LJ | | Price | £2,200,000 | | Bedrooms | 5 | | Bathrooms | 4 | | Council tax | H | | Last sold | £1,105,000 Apr 2006 | ## Description A substantial 5 bedroom Browns built home that combines architectural heritage & extensive accommodation, 4553 sq ft, ca. 0.5 acre south facing plot with commanding views. NO CHAIN **Description** Beech House presents a rare opportunity to acquire an exceptional 1930s Browns built residence, cherished and enjoyed by the same family for many years, for sale with no onward chain. Set within just over half an acre of south facing, mature, secluded grounds on one of Wilmslow’s most prestigious roads, it is an impressive and substantial home of remarkable presence. Beautifully executed and entirely private, the property commands a superb position with sensational uninterrupted views towards Alderley Edge, framed by willow trees, picturesque gardens and open countryside, with no overlooking neighbours. This distinguished family residence has been thoughtfully extended, remodelled and modernised over time, all while preserving the architectural character that Browns houses are celebrated for. High ceilings, ceiling roses, original beams, Crittall style window, wooden flooring and a crafted staircase are seamlessly combined with elegant contemporary touches including newly appointed bathrooms, a redesigned principal suite, a modern media wall, an intelligent four oven electric AGA, CCTV, UPVC windows to the rear and a beautifully conceived loft conversion with kitchenette, Juliet balcony and dramatic far reaching views. The spacious reception hallway immediately conveys the generous scale of the home. A cloakroom with Villeroy & Boch fittings leads from the hall, while the formal drawing room enjoys a dual aspect, fireplace and feature box window. An ornate arch opens into the triple aspect dining room, bathed in natural light with bi fold doors onto the garden. The family/snug room adjoins the drawing room, offering period charm, excellent natural light and a contemporary media wall. The magnificent 28'9 open plan kitchen and living space is one of the most breathtaking areas of the home, a vast, beautifully designed environment offering exceptional scale for elegant entertaining, relaxed family living and informal or formal dining. The kitchen features a striking curved wooden and quartz design arranged around an impressive central island, complemented by a Belfast sink, twin integrated dishwashers, bespoke cabinetry and a discreet, fully fitted home office area that blends seamlessly into the space. Tiled flooring leads into the vaulted dining and living area, where triple aspect bi fold doors open to the terrace, creating a seamless indoor/outdoor connection and framing uninterrupted countryside views. Flooded with natural light throughout the day, this space provides extraordinary versatility and atmosphere for hosting on a grand scale. Adjoining this remarkable room is the fully fitted utility room, appointed with Neff double ovens, extensive storage and practical work surfaces. From here, a further door leads directly into the integral double garage, enhancing convenience and day to day functionality. The first floor offers extensive and beautifully finished bedroom accommodation. The principal suite has been reimagined to create an elegant sanctuary with bespoke full height wardrobes designed by Barrwoods, high ceilings and a luxurious en suite. The guest bedroom features a recently updated en suite with Villeroy & Boch fittings, while further bedrooms include fitted furniture, dual aspects and generous proportions. The second floor reveals a superb loft conversion accessed via a newly crafted staircase. This impressive suite includes a kitchenette, shower room, Velux windows and a Juliet balcony with stunning views across open fields towards Alderley Edge. Ideal as a self contained suite, guest floor, teenager space or multi generational living, it offers exceptional flexibility. Externally, the gardens have been thoughtfully arranged to maximise privacy, sunlight and views. A peaceful patio captures the morning sun, while a pergola with lighting creates an enchanting evening setting. The summerhouse, complete with bi fold doors, electric heating and views over farmland, makes a perfect home office, studio or entertaining space. A large terrace adjoins the rear of the house, ideal for outdoor dining and gatherings. The property is approached by a carriage driveway with electric gates, providing an elegant arrival and complemented by an integral double garage and newly updated covered porch. This distinguished Browns built home is a rare find, a substantial and much loved family residence that combines architectural heritage, extensive accommodation, modern luxury and an elevated, secluded setting with commanding views. A property of exceptional character, scale and warmth, designed for refined family living and memorable entertaining. **Location** Occupying a generous 0.5 acre plot this exclusive 1930s Browns built is located on one of the area’s most prestigious roads. Set on the edge of glorious Cheshire countryside, Beech House enjoys an idyllic setting with fabulous views across open countryside, whilst being just one mile from Wilmslow’s thriving town centre, which offers an array of day to day facilities, including excellent shopping, recreational and educational facilities. The pretty cheshire villages of Alderley Edge (2.1 miles away) and Prestbury (3.8 miles away) are also close by. The area offers excellent choices of schooling with highly regarded local state schools and a wide choice of private schools nearby. Wilmslow High School is 0.9 miles, Alderley Edge School for Girls is 2.1 miles, The Ryleys School is 2.3 miles and The Kings School is 4.1 miles. The property is well placed for access to the M56 and A34 for commuters to Manchester and the North West commercial centres. Manchester Airport lies 6 miles away. Wilmslow train station is 0.8 miles and offers a 1 hour 51 minute service to London Euston and a 19 minute service to Manchester Piccadilly. Square Footage: 4,553 sq ft Acreage: 0.55 Acres ## Property Photos - ![Beech House](/listings/photos/172703657/19305) - Beech House - ![Rear Elevation](/listings/photos/172703657/19306) - Rear Elevation - ![Kitchen/Living/Diner](/listings/photos/172703657/19307) - Kitchen/Living/Diner - ![Kitchen](/listings/photos/172703657/19308) - Kitchen - ![Kitchen Living/Diner](/listings/photos/172703657/19310) - Kitchen Living/Diner - ![Kitchen/Study](/listings/photos/172703657/19312) - Kitchen/Study - ![Family Room](/listings/photos/172703657/19314) - Family Room - ![Hallway](/listings/photos/172703657/19317) - Hallway - ![Drawing Room](/listings/photos/172703657/19318) - Drawing Room - ![Drawing Room](/listings/photos/172703657/19319) - Drawing Room - ![Sitting Room](/listings/photos/172703657/19320) - Sitting Room - ![Dining Room](/listings/photos/172703657/19321) - Dining Room - ![Landing](/listings/photos/172703657/19322) - Landing - ![Principal Suite](/listings/photos/172703657/19323) - Principal Suite - ![Dressing Room](/listings/photos/172703657/19324) - Dressing Room - ![Principal En Suite](/listings/photos/172703657/19325) - Principal En Suite - ![Bedroom Two](/listings/photos/172703657/19326) - Bedroom Two - ![En Suite](/listings/photos/172703657/19327) - En Suite - ![Bedroom Three](/listings/photos/172703657/19328) - Bedroom Three - ![Bedroom Four](/listings/photos/172703657/19329) - Bedroom Four - ![Bedroom Five](/listings/photos/172703657/19330) - Bedroom Five - ![Landing](/listings/photos/172703657/19331) - Landing - ![Family Bathroom](/listings/photos/172703657/19332) - Family Bathroom - ![Family Bathroom](/listings/photos/172703657/19333) - Family Bathroom - ![Kitchenette](/listings/photos/172703657/19334) - Kitchenette - ![Loft Conversion](/listings/photos/172703657/19335) - Loft Conversion - ![Living Area](/listings/photos/172703657/19336) - Living Area - ![Loft Space](/listings/photos/172703657/19337) - Loft Space - ![Loft En Suite](/listings/photos/172703657/19338) - Loft En Suite - ![Garden Pod](/listings/photos/172703657/19339) - Garden Pod - ![Patio/Summerhouse](/listings/photos/172703657/19340) - Patio/Summerhouse - ![Views](/listings/photos/172703657/19341) - Views - ![Countryside Views](/listings/photos/172703657/19342) - Countryside Views - ![Picture No. 16](/listings/photos/172703657/19343) - Picture No. 16 - ![Rear Elevation](/listings/photos/172703657/19344) - Rear Elevation - ![Site Plan](/listings/photos/172703657/19345) - Site Plan - ![Garden Room](/listings/photos/172703657/123762) - Garden Room ## Floorplans - ![Floor Plan](/listings/photos/172703657/19346) - Floor Plan ## EPC Graphs - ![EPC Rating Graph](/listings/photos/172703657/19347) - EPC Rating Graph ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | BEECH HOUSE, 12 PRESTBURY ROAD, WILMSLOW, MACCLESFIELD, CHESHIRE, SK9 2LJ | £1,105,000 | 25/04/2006 | 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] 3 PRESTBURY ROAD, WILMSLOW, CHESHIRE EAST, SK9 2LJ | £1,500,000 | 29/11/2024 | Detached | | [Same street] STONELEIGH, 1 PRESTBURY ROAD, WILMSLOW, CHESHIRE EAST, SK9 2LJ | £2,795,000 | 14/02/2024 | Detached | | [Same street] HOUGH HALL FARM PRESTBURY ROAD, WILMSLOW, CHESHIRE EAST, SK9 2LJ | £4,275,000 | 08/08/2023 | Other | | [Same street] 7 PRESTBURY ROAD, WILMSLOW, CHESHIRE EAST, SK9 2LJ | £2,700,000 | 17/02/2023 | Semi-detached | | 1 WESTON ROAD, WILMSLOW, CHESHIRE EAST, SK9 2AN | £1,025,000 | 13/05/2022 | Detached | | COACHMANS COTTAGE WESTON ROAD, WILMSLOW, CHESHIRE EAST, SK9 2AN | £1,025,000 | 13/05/2022 | Detached | | 21 HOUGH LANE, WILMSLOW, CHESHIRE EAST, SK9 2LQ | £4,000,000 | 22/04/2022 | Detached | | 27 HOUGH LANE, WILMSLOW, CHESHIRE EAST, SK9 2LQ | £2,165,000 | 19/01/2022 | Detached | | FAIROAK WESTON ROAD, WILMSLOW, CHESHIRE EAST, SK9 2AN | £1,700,000 | 26/11/2021 | Detached | | FAIROAK WESTON ROAD, WILMSLOW, CHESHIRE EAST, SK9 2AN | £1,095,000 | 26/11/2021 | Detached | | LOWMEADE, 25 HOUGH LANE, WILMSLOW, CHESHIRE EAST, SK9 2LQ | £3,700,000 | 12/11/2021 | Detached | | 6 HOUGH LANE, WILMSLOW, CHESHIRE EAST, SK9 2LG | £2,400,000 | 29/06/2021 | Detached | | 28 HOUGH LANE, WILMSLOW, CHESHIRE EAST, SK9 2LQ | £950,000 | 24/06/2021 | Detached | **Street average:** £2,817,500 (4 sales) **Area average:** £2,006,667 (9 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £959,785 (92 Detached, SK9, 2024–2026) - **Deviation:** +129.2% ## 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 West Pennine (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £760/mo ## 1% Rule - **Rent ratio:** 0.04% (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.* ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 25.8% - **10y growth:** 57.9% ## 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)