For sale Detached

12 ROBINSON CLOSE

WILMSLOW, CHESHIRE EAST SK9 2SS

5 beds 4 baths 3,186 sq ft Listed 9 Sep 2026 (-2d)

£1,495,000

Guide Price

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# 5 bedroom detached house for sale (SK9 2SS)

## Property Details

| Key | Value |
|-----|-------|
| Address | 12 ROBINSON CLOSE, WILMSLOW, CHESHIRE EAST SK9 2SS |
| Price | £1,495,000 |
| Bedrooms | 5 |
| Bathrooms | 4 |
| Council tax | G |
| Floor area | 296 m² |
| Last sold | £1,260,000 May 2022 |

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** B
- **Expiry date:** 09/11/2026
- **Current heating cost:** £643/year
- **Est. upgrade cost to C:** £6,500

### Recommendations
- Solar photovoltaic panels, 2.5 kWp (£5,000 - £8,000)

## Description

A beautifully finished three-storey home in a secluded position, with generous space, privacy and park-side views.

- Detached family hoome

- Five bedrooms

- Four bathrooms

- Sheerin Bespoke kitchen

- Integrated Neff appliances

- Quooker hot water tap

- Generous open-plan kitchen/lounge/diner

- Principal bedroom suite with dressing room

- Three reception rooms

- Double garage

- Sought-after development

- Private, park-adjacent plot

## Property Photos

- ![Front Elevation](/listings/photos/92947122/2279599) - Front Elevation
- ![Living Kitchen](/listings/photos/92947122/2279601) - Living Kitchen
- ![Rear Elevation](/listings/photos/92947122/2279602) - Rear Elevation
- ![Entrance Hall](/listings/photos/92947122/2279604) - Entrance Hall
- ![Living Room](/listings/photos/92947122/2279606) - Living Room
- ![Dining Room](/listings/photos/92947122/2279607) - Dining Room
- ![Living Kitchen](/listings/photos/92947122/2279608) - Living Kitchen
- ![Lounge](/listings/photos/92947122/2279609) - Lounge
- ![Study](/listings/photos/92947122/2279610) - Study
- ![Entrance Hall](/listings/photos/92947122/2279611) - Entrance Hall
- ![Principal Bedroom](/listings/photos/92947122/2279613) - Principal Bedroom
- ![En Suite](/listings/photos/92947122/2279614) - En Suite
- ![Bedroom](/listings/photos/92947122/2279616) - Bedroom
- ![En Suite](/listings/photos/92947122/2279617) - En Suite
- ![Bedroom](/listings/photos/92947122/2279618) - Bedroom
- ![Landing/Staircase](/listings/photos/92947122/2279619) - Landing/Staircase
- ![Bedroom](/listings/photos/92947122/2279621) - Bedroom
- ![Bedroom/Study](/listings/photos/92947122/2279623) - Bedroom/Study
- ![Shower Room](/listings/photos/92947122/2279625) - Shower Room
- ![Garden](/listings/photos/92947122/2279627) - Garden
- ![Terrace](/listings/photos/92947122/2279629) - Terrace
- ![Garage & Drive](/listings/photos/92947122/2279631) - Garage & Drive

## Floorplans

- ![Ground Floor](/listings/photos/92947122/2279633) - Ground Floor
- ![First Floor](/listings/photos/92947122/2279635) - First Floor
- ![Second Floor](/listings/photos/92947122/2279636) - Second Floor

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/92947122/2279637) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 12 ROBINSON CLOSE, WILMSLOW, CHESHIRE EAST, SK9 2SS | £1,260,000 | 18/05/2022 | Detached |
| 12 ROBINSON CLOSE, WILMSLOW, CHESHIRE EAST, SK9 2SS | £1,275,000 | 28/10/2016 | 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] 1 ROBINSON CLOSE, WILMSLOW, CHESHIRE EAST, SK9 2SS | £850,000 | 02/04/2026 | Detached |
| 13 COLSTONE CLOSE, WILMSLOW, CHESHIRE EAST, SK9 2TF | £660,000 | 12/12/2025 | Detached |
| 45A ADLINGTON ROAD, WILMSLOW, CHESHIRE EAST, SK9 2BJ | £1,675,000 | 31/07/2025 | Detached |
| PLAS NEWYDD BROWNS LANE, WILMSLOW, CHESHIRE EAST, SK9 2BR | £910,000 | 28/03/2025 | Detached |
| 33 ADLINGTON ROAD, WILMSLOW, CHESHIRE EAST, SK9 2BJ | £1,500,000 | 14/03/2025 | Detached |
| 44 ADLINGTON ROAD, WILMSLOW, CHESHIRE EAST, SK9 2BJ | £1,500,000 | 11/03/2025 | Detached |
| MARLOW ONE OAK LANE, WILMSLOW, CHESHIRE EAST, SK9 2BL | £940,000 | 17/12/2024 | Detached |
| 28 ADLINGTON ROAD, WILMSLOW, CHESHIRE EAST, SK9 2BJ | £2,475,000 | 29/11/2024 | Detached |
| 23 ADLINGTON ROAD, WILMSLOW, CHESHIRE EAST, SK9 2BJ | £1,100,000 | 13/05/2024 | Detached |
| 47A ADLINGTON ROAD, WILMSLOW, CHESHIRE EAST, SK9 2BJ | £1,520,000 | 11/04/2024 | Detached |
| WELLFIELD HOLLIES LANE, WILMSLOW, CHESHIRE EAST, SK9 2BW | £4,070,000 | 19/12/2023 | Detached |
| 2 MAPLEWOOD ROAD, WILMSLOW, CHESHIRE EAST, SK9 2RY | £872,500 | 09/10/2023 | Detached |
| 49 ADLINGTON ROAD, WILMSLOW, CHESHIRE EAST, SK9 2BJ | £1,700,000 | 06/10/2023 | Detached |
| 47 ADLINGTON ROAD, WILMSLOW, CHESHIRE EAST, SK9 2BJ | £1,670,000 | 28/04/2023 | Detached |
| 9 BRAMWELL WAY, WILMSLOW, CHESHIRE EAST, SK9 2TL | £1,355,000 | 03/04/2023 | Detached |
| 11 BRAMWELL WAY, WILMSLOW, CHESHIRE EAST, SK9 2TL | £1,100,000 | 02/11/2022 | Detached |
| 9 TANYARD CLOSE, WILMSLOW, CHESHIRE EAST, SK9 2TE | £1,085,000 | 28/10/2022 | Detached |
| 19 BLETCHLEY PARK WAY, WILMSLOW, CHESHIRE EAST, SK9 2EH | £699,950 | 19/10/2022 | Detached |
| 14 BRAMWELL WAY, WILMSLOW, CHESHIRE EAST, SK9 2TL | £975,000 | 31/08/2022 | Detached |
| 17 BLETCHLEY PARK WAY, WILMSLOW, CHESHIRE EAST, SK9 2EH | £602,000 | 31/08/2022 | Detached |
| 25 ADLINGTON ROAD, WILMSLOW, CHESHIRE EAST, SK9 2BJ | £1,150,000 | 24/08/2022 | Detached |

**Street average:** £850,000 (1 sale)
**Area average:** £1,377,973 (20 sales)

## Price vs local average

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

- **Local average:** £933,767 (102 Detached, SK9, 2024–2026)
- **Deviation:** +60.1%

## 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 West Pennine (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £760/mo

## 1% Rule

- **Rent ratio:** 0.07% (weak for cashflow)
- **Max investor price (0.8%):** £123,000
- **Target investor price (1%):** £98,400

*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:** £5,051/m²

## Capital growth trend

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

- **5y growth:** 7%
- **10y growth:** 13.1%

## 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)

Front Elevation Living Kitchen Rear Elevation Entrance Hall Living Room Dining Room Living Kitchen Lounge Study Entrance Hall Principal Bedroom En Suite Bedroom En Suite Bedroom Landing/Staircase Bedroom Bedroom/Study Shower Room Garden Terrace Garage & Drive

/ 22

Property details

Tenure

LEASEHOLD (987 years remaining on lease)

Floor area

296 m²

Council tax band

EPC rating

Last sold

£1,260,000 May 2022

Price per m²

£5,051/m²

Local average

£933,767 (+60.1%)

Deprivation

Decile 9 (29,697 of 33,755)

Street crime

45 incidents within 1 mile (Jul 2026)

Key features

IN ALL APPROXIMATELY 3,013 SQ FT
ONE OF THE BEST POSITIONS WITHIN BOLLIN PARK
UNUSUAL DEGREE OF PRIVACY
GENEROUS PROPORTIONS & HIGH CEILINGS
HIGH SPECIFICATION
EXCELLENT NATURAL LIGHT
WELL-PLANNED ACCOMMODATION
READY TO MOVE STRAIGHT INTO

Additional details

Electricity: Mains supply
Water: Mains supply
Sewerage: Mains supply
Heating: Gas central
Parking: Garage, Driveway
Listed property: No
Restrictions: Yes
Required access: No
Flooded in last 5 years: No

Description

A beautifully finished three-storey home in a secluded position, with generous space, privacy and park-side views.

- Detached family hoome
- Five bedrooms
- Four bathrooms
- Sheerin Bespoke kitchen
- Integrated Neff appliances
- Quooker hot water tap
- Generous open-plan kitchen/lounge/diner
- Principal bedroom suite with dressing room
- Three reception rooms
- Double garage
- Sought-after development
- Private, park-adjacent plot

Listed by

Alderley Edge

Jackson-Stops & Staff

Reference: 92947122

EPC Rating & Upgrade Cost

Current rating: B

Potential rating: B

Inspection date: 10/11/2016

Expiry date: 09/11/2026

Current heating cost: £643/year

Potential heating cost: £643/year

Est. upgrade cost to C: £6,500

Recommendations

Solar photovoltaic panels, 2.5 kWp (£5,000 - £8,000)

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Registered land (INSPIRE)

This location falls inside an HM Land Registry INSPIRE registered freehold polygon.

Plot: ~20,381 m² (5.04 acres)

Source: HM Land Registry INSPIRE Index Polygons.

Floorplans

Ground Floor

First Floor

Second Floor

EPC Graphs

EPC Rating Graph

Price history

-1% since 2016

Event	Date	Price	% change
Listed for sale	—	£1,495,000	+18.7%
Sold	18/05/2022 (4 years ago)	£1,260,000	-1.2%
Sold	28/10/2016 (9 years ago)	£1,275,000	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

Same street and nearby sales within 0.25 miles (last 5 years). Data from Land Registry Price Paid.

Address	Price	Date	Type
Same street 1 ROBINSON CLOSE, WILMSLOW, CHESHIRE EAST, SK9 2SS	£850,000	02/04/2026	Detached
13 COLSTONE CLOSE, WILMSLOW, CHESHIRE EAST, SK9 2TF	£660,000	12/12/2025	Detached
45A ADLINGTON ROAD, WILMSLOW, CHESHIRE EAST, SK9 2BJ	£1,675,000	31/07/2025	Detached
PLAS NEWYDD BROWNS LANE, WILMSLOW, CHESHIRE EAST, SK9 2BR	£910,000	28/03/2025	Detached
33 ADLINGTON ROAD, WILMSLOW, CHESHIRE EAST, SK9 2BJ	£1,500,000	14/03/2025	Detached
44 ADLINGTON ROAD, WILMSLOW, CHESHIRE EAST, SK9 2BJ	£1,500,000	11/03/2025	Detached
MARLOW ONE OAK LANE, WILMSLOW, CHESHIRE EAST, SK9 2BL	£940,000	17/12/2024	Detached
28 ADLINGTON ROAD, WILMSLOW, CHESHIRE EAST, SK9 2BJ	£2,475,000	29/11/2024	Detached
23 ADLINGTON ROAD, WILMSLOW, CHESHIRE EAST, SK9 2BJ	£1,100,000	13/05/2024	Detached
47A ADLINGTON ROAD, WILMSLOW, CHESHIRE EAST, SK9 2BJ	£1,520,000	11/04/2024	Detached
WELLFIELD HOLLIES LANE, WILMSLOW, CHESHIRE EAST, SK9 2BW	£4,070,000	19/12/2023	Detached
2 MAPLEWOOD ROAD, WILMSLOW, CHESHIRE EAST, SK9 2RY	£872,500	09/10/2023	Detached
49 ADLINGTON ROAD, WILMSLOW, CHESHIRE EAST, SK9 2BJ	£1,700,000	06/10/2023	Detached
47 ADLINGTON ROAD, WILMSLOW, CHESHIRE EAST, SK9 2BJ	£1,670,000	28/04/2023	Detached
9 BRAMWELL WAY, WILMSLOW, CHESHIRE EAST, SK9 2TL	£1,355,000	03/04/2023	Detached
11 BRAMWELL WAY, WILMSLOW, CHESHIRE EAST, SK9 2TL	£1,100,000	02/11/2022	Detached
9 TANYARD CLOSE, WILMSLOW, CHESHIRE EAST, SK9 2TE	£1,085,000	28/10/2022	Detached
19 BLETCHLEY PARK WAY, WILMSLOW, CHESHIRE EAST, SK9 2EH	£699,950	19/10/2022	Detached
14 BRAMWELL WAY, WILMSLOW, CHESHIRE EAST, SK9 2TL	£975,000	31/08/2022	Detached
17 BLETCHLEY PARK WAY, WILMSLOW, CHESHIRE EAST, SK9 2EH	£602,000	31/08/2022	Detached
25 ADLINGTON ROAD, WILMSLOW, CHESHIRE EAST, SK9 2BJ	£1,150,000	24/08/2022	Detached

Street average: £850,000 (1 sale)

Area average: £1,377,973 (20 sales)

Capital growth trend

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

5y growth 7%

10y growth 13.1%

House Price Index (HM Land Registry — official index, not sold-price averages): Cheshire East. Series: Detached. As of June 2026.

1y (index) 4.2%

5y (index) 22%

10y (index) 49.3%

Rental Range

Estimated market rent for Cheshire East. Low = conservative, Realistic = average, Optimistic = best case.

Low £886/mo

Realistic £984/mo

Optimistic £1,082/mo

Based on Local Authority from postcode lookup → Cheshire East.

LHA (30th percentile) floor for West Pennine: £760/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View SK9 2SS

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	Wilmslow, Dean Row Road / Handforth Road	0.4 miles
Shop	MS Charity Shop	0.6 miles
Shop	Village Centre Dry Cleaners	0.6 miles
Train station	Wilmslow	0.9 miles
Train station	Handforth	1.2 miles
Hospital	Rosemount Resource Centre	5.4 miles
Hospital	Newlands Care Home	6.5 miles
University	Fallowfield Reception and Richmond Amenities Building	7.9 miles
University	Manchester School of Art	9.7 miles

Street-level crime

Category	Count
Violence and sexual offences	23
Criminal damage and arson	8
Anti-social behaviour	4
Other theft	4
Burglary	2
Drugs	1
Other crime	1
Public order	1
Vehicle crime	1
Total incidents	45

Within 1 mile during Jul 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
The Wilmslow Academy	Primary	0.5 miles	Good — 11 Jun 2013
Aurora Summerfields School	Other	0.7 miles	Good — 27 Mar 2024
Wilmslow High School	Secondary	1.1 miles	Good — 9 Jun 2019
Wilmslow Preparatory School	Other	1.2 miles	— (No rating)
St Benedict's Catholic Primary School	Primary	1.2 miles	Good — 28 Oct 2011

Rental Comparables

Rental comparables are temporarily unavailable while listing-site fetches are paused. Try again later.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.07%

Max investor price (0.8%) £123,000

Target investor price (1%) £98,400

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).