# 5 bedroom detached house for sale (WA16 6QY) ## Property Details | Key | Value | |-----|-------| | Address | ONE WILLOW, THE CIRCLE, KNUTSFORD, MERE, CHESHIRE EAST WA16 6QY | | Price | £1,500,000 | | Bedrooms | 5 | | Bathrooms | 4 | | Council tax | H | | Construction age | England and Wales: 1950-1966 | | Floor area | 281 m² | | Last sold | £1,350,000 Dec 2024 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** B - **Expiry date:** 21/08/2034 - **Current heating cost:** £1,955/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/5100-3228-0022-5428-3843) ## Description This immaculately presented five-bedroom, four-bathroom detached family home has been beautifully maintained and improved by the current owners, creating light, spacious and versatile accommodation finished to an exceptional modern standard. Particular mention must be made of the stunning open-plan living dining kitchen with central island, breakfast bar and bi-folding doors opening onto the private landscaped rear garden, the impressive principal bedroom suite with dressing room, contemporary en-suite shower room, air-conditioning and balconies to both the front and rear elevations as well as the four piece family family bathroom and thoughtfully converted loft space providing flexible, additional accommodation. Occupying a quiet and peaceful position on The Circle, just off Mereside Road in the heart of the highly sought-after village of Mere, the property is within easy reach of local amenities, Knutsford Town Centre and excellent transport links connecting to the Northwest and beyond. The property is approached via a large tarmacadam driveway with block-set edging, providing ample off-road parking for multiple vehicles leading to the integral garage and front entrance. The front gardens feature a shaped lawn with mature hedging. The rear garden is a beautiful feature of the property, enjoying a private south-westerly aspect and generous proportions. Predominantly laid to lawn, it is complemented by deep, well-stocked borders filled with a variety of mature plants and shrubs, all enclosed by established hedging, trees and timber fencing. A large stone-flagged patio, complete with an outdoor kitchen and pizza oven and modern pergola is accessed directly from the bi-fold doors off the living dining kitchen and principal reception rooms, creating the perfect space for alfresco dining and outdoor entertaining with family and friends. **Directions** From the roundabout in Canute Square travel along Manchester Road passing Cottons Hotel & Spa. Take the next right onto Mereside Road and continue the road towards its end and turn left into The Circle where the property will soon be seen. **Entrance Porch** Front door. Full height opaque windows. Ceiling light point. Tiled floor. Inner door to:- **Reception Hall** Downlights. Radiator. Stairs to first floor. Tiled floor with under floor heating. Large under stairs storage cupboard. **Living Room** Two ceiling light points. uPVC double glazed window to front. Radiator. Feature fireplace housing wood burning stove with wood beam mantle over. Wood floor. Open to Family Room. **Sitting Room** Ceiling light point. uPVC double glazed window to front. Radiator. Wood floor. **Family Room** Ceiling light point. Double glazed bi-fold doors to rear garden. Wood floor. Open to:- **Open Plan Living Dining Kitchen** Fitted units comprising cupboards and drawers with granite work surfaces and matching wall and display units. Built-in double oven (Neff & Miele) with warming drawer under. Space and plumbing for American style refrigerator. Matching large island unit with cupboards and drawers under. 1 1/2 bowl stainless steel sink unit with chrome mixer tap, four ring Neff induction hob, gas wok hob with extractor hood over. Integrated dishwasher, built-in wine fridge, power points and breakfast bar seating area. Feature ceiling lighting. Downlights. Double glazed bi-fold doors opening out to the rear garden. Two contemporary vertical wall radiators. Tiled floor with under floor heating. **Utility Room** Fitted cupboards and drawers with work surfaces over and matching wall units. Space and plumbing for washing machine. Stainless steel sink unit with chrome mixer tap. Ceiling light point. Double glazed window to rear. Courtesy door to rear patio and garden. Radiator. Tiled floor. Door to garage. **Cloakroom** Ceiling light point. Opaque double glazed window to side. Radiator. Tiled floor. **Downstairs Shower Room** White suite comprising shower unit with chrome fittings and glazed screen. Pedestal wash hand basin with chrome mixer tap. Low level WC. Ceiling light point. Fitted wall mirror. Opaque double glazed window to side. Chrome heated towel radiator. Tiled floor. **Galleried Landing** Velux skylights to front. Double glazed window to front. Two wall light points. Two ceiling light points. Radiator. Stairs to second floor. **Principle Bedroom Suite** Two ceiling light points. Double glazed window to front and French door access to rear balcony. Air conditioning unit. Open to:- **Dressing Room** Ceiling light point. Double glazed French doors to front balcony. Fitted wardrobes. **En-Suite Shower Room** Contemporary suite comprising walk-in shower area with chrome fittings and glazed screen. Floating vanity wash hand basin with chrome mixer tap. Low level WC with concealed cistern. Downlights. Two light wells. Heated towel radiator. Fitted wall mirror. Fitted shelving. Tiled walls and floor. **Bedroom 2** Two ceiling light points. Double glazed windows to side and rear. Two radiators. Fitted dressing room with wardrobes and drawers. **En-Suite Bathroom** White suite comprising tiled panelled bath with chrome mixer tap, large shower area with chrome fittings and glazed screen. Wall hung wash hand basin with chrome mixer tap. low level WC with concealed cistern. Fitted wall mirror. Opaque double glazed window to rear. Downlights. Tiled walls and floor. Chrome heated towel radiator. **Bedroom 3** Ceiling light point. Double glazed window to front. Radiator. Fitted wardrobes. **Bedroom 4** Ceiling light point. Double glazed window to rear. Radiator. Fitted wardrobes. **Family Bathroom** White suite comprising tiled panelled bath with chrome mixer tap. Large shower unit with chrome fittings and glazed screen. Twin vanity wash hand basins with chrome mixer taps and cupboards under. Low level WC with concealed cistern. Downlights. Two fitted wall mirrors. Chrome heated towel radiator. Opaque double glazed window to front. Tiled walls and floor. **Studio** Velux skylights to front. Double glazed windows to side and rear. Radiator. Ceiling light point. Glass balustrades. **Study** Ceiling light point. Double glazed windows and door opening to the Juliet balcony. Radiator. **Bedroom/Playroom** Skylight windows to side. Double glazed windows to front and rear. Radiator. **Garage** Electronically operated up and over door. Light and power. Double glazed window to side. Hot water system and wall mounted boiler. **Externally** The property is approached via a large tarmacadam driveway with block-set edging, providing ample off-road parking for multiple vehicles leading to the integral garage and front entrance. The front gardens feature a shaped lawn with mature hedging. The rear garden is a beautiful feature of the property, enjoying a private south-westerly aspect and generous proportions. Predominantly laid to lawn, it is complemented by deep, well-stocked borders filled with a variety of mature plants and shrubs, all enclosed by established hedging, trees and timber fencing. A large stone-flagged patio, complete with an outdoor kitchen and pizza oven and modern pergola is accessed directly from the bi-fold doors of the living dining kitchen and principal reception rooms, creating the perfect space for alfresco dining and outdoor entertaining with family and friends. ## Property Photos - ![ (Main)](/listings/photos/91820052/1899963) - (Main) - ![Other](/listings/photos/91820052/1899964) - Other - ![Other](/listings/photos/91820052/1899965) - Other - ![Other](/listings/photos/91820052/1899966) - Other - ![Other](/listings/photos/91820052/1899967) - Other - ![Other](/listings/photos/91820052/1899968) - Other - ![Other](/listings/photos/91820052/1899969) - Other - ![Other](/listings/photos/91820052/1899970) - Other - ![Other](/listings/photos/91820052/1899971) - Other - ![Other](/listings/photos/91820052/1899972) - Other - ![Other](/listings/photos/91820052/1899973) - Other - ![Other](/listings/photos/91820052/1899974) - Other - ![Other](/listings/photos/91820052/1899975) - Other - ![Other](/listings/photos/91820052/1899976) - Other - ![Other](/listings/photos/91820052/1899977) - Other - ![Other](/listings/photos/91820052/1899978) - Other - ![Other](/listings/photos/91820052/1899979) - Other - ![Other](/listings/photos/91820052/1899981) - Other - ![Other](/listings/photos/91820052/1899982) - Other - ![Other](/listings/photos/91820052/1899983) - Other - ![Other](/listings/photos/91820052/1899984) - Other - ![Other](/listings/photos/91820052/1899985) - Other - ![Other](/listings/photos/91820052/1899987) - Other - ![Other](/listings/photos/91820052/1899988) - Other - ![Other](/listings/photos/91820052/1899990) - Other - ![Other](/listings/photos/91820052/1899991) - Other - ![Other](/listings/photos/91820052/1899993) - Other - ![Other](/listings/photos/91820052/1899994) - Other - ![Other](/listings/photos/91820052/1899995) - Other - ![Other](/listings/photos/91820052/1899997) - Other - ![Other](/listings/photos/91820052/1899999) - Other - ![Other](/listings/photos/91820052/1900001) - Other - ![Other](/listings/photos/91820052/1900004) - Other - ![Other](/listings/photos/91820052/1900007) - Other - ![Other](/listings/photos/91820052/1900008) - Other - ![Other](/listings/photos/91820052/1900010) - Other - ![Other](/listings/photos/91820052/1900012) - Other - ![Other](/listings/photos/91820052/1900014) - Other ## Floorplans - ![Other](/listings/photos/91820052/1900016) - Other ## EPC Graphs - ![EPC Graph](/listings/photos/91820052/1900019) - EPC Graph ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | ONE WILLOW THE CIRCLE, MERE, KNUTSFORD, CHESHIRE EAST, WA16 6QY | £1,350,000 | 13/12/2024 | 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 | |---------|-------|------|------| | SWAN RIDGE MERESIDE ROAD, MERE, KNUTSFORD, CHESHIRE EAST, WA16 6QZ | £755,000 | 14/04/2023 | Detached | | WINSTON COURT MERESIDE ROAD, MERE, KNUTSFORD, CHESHIRE EAST, WA16 6QZ | £1,450,000 | 19/12/2022 | Detached | **Area average:** £1,102,500 (2 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £846,762 (54 Detached, WA16, 2024–2026) - **Deviation:** +77.1% ## 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 ## 1% Rule - **Rent ratio:** 0.07% (weak for cashflow) - **Max investor price (0.8%):** £122,750 - **Target investor price (1%):** £98,200 *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:** £5,338/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -11.8% - **10y growth:** 24.4% ## House Price Index (HM Land Registry) *Official index for Cheshire East; Detached series; as of May 2026.* - **1y growth (index):** 3.3% - **5y growth (index):** 23.5% - **10y growth (index):** 50.8% ## 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)