# 6 bedroom detached house for sale (WA16 9EE) ## Property Details | Key | Value | |-----|-------| | Address | SHADY HOLLOW, TOFT ROAD, KNUTSFORD, KNUTSFORD, CHESHIRE WA16 9EE | | Price | £1,995,000 | | Bedrooms | 6 | | Bathrooms | 5 | | Council tax | G | | Construction age | England and Wales: 1900-1929 | | Floor area | 309 m² | | Last sold | £315,000 Aug 1995 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** C - **Expiry date:** 19/02/2033 - **Current heating cost:** £5,134/year - **Est. upgrade cost to C:** £19,725 ### Recommendations - Increase loft insulation to 270 mm (£100 - £350) - Internal or external wall insulation (£4,000 - £14,000) - Floor insulation (suspended floor) (£800 - £1,200) - Draught proofing (£80 - £120) - Replace single glazed windows with low-E double glazed windows (£3,300 - £6,500) - Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500) ## Description An attractive and impressive detached family house in a superb location within the Legh Road Conservation Area, standing in landscaped gardens and grounds of nearly 3 acres, just a few hundred meters from the town and railway station. Constructed originally around the 1920’s, and extended and refurbished over recent years the house is presented in good order throughout. It is a lovely family home with rooms of super proportions and accommodation over two floors. There is potential to enlarge and excavate a lower floor area into additional accommodation (subject to planning permission). Each of the main reception rooms are set out around a spacious oak floored entrance hall and include a front facing study, and a charming part-panelled sitting room with open stone fireplace, a lovely dual aspect over the gardens and a glazed door to a small balcony. There is a spacious dual aspect dining room, again with an open fireplace, and a large multi-use kitchen breakfast living room - another triple aspect room with full height glazing and glass doors to a walk-out balcony at the rear. The kitchen has a range of contemporary floor tiles, hand painted mixed colour cabinets with built-in appliances including an Aga and a huge wooden topped central island and breakfast bar. Next to the kitchen is a family room or morning room currently housing a piano, with a view over the gardens. A side lobby gives access to a utility room and secondary WC and a main guest WC sits off the hallway. At first floor level there are in all six bedrooms and five bathrooms. The main bedroom enjoys a dual aspect overlooking the gardens with several built-in wardrobes and a good sized en suite bathroom, there are three further equally large double bedrooms with en suite shower rooms, and the remaining two double bedrooms share a good sized family bathroom with freestanding bath and corner shower cubicle. Externally, entry gates give access to a substantial gravel driveway and there is a detached double garage. The surrounding gardens and grounds are simply wonderful with adjacent formal lawns falling away towards more wooded sections, adjoining Sanctuary Moor at the rear. To the rear of the house, as the land falls away, are several useful storerooms that open on to the gravelled rear path - one housing the boiler. The topography of the land means that with further excavation a lower floor leading directly onto the garden is possible. Planning consent has been granted (Cheshire East reference numbers 11/1771M and 25/2594/NMA) for a substantial side and rear extension, allowing for the creation of an exceptional detached family residence with an approximate total floor area of 6,500 square feet. EPC Rating: D ## Property Photos - ![Photo](/listings/photos/153177485/20559) - ![Photo](/listings/photos/153177485/20564) - ![Photo](/listings/photos/153177485/20567) - ![Photo](/listings/photos/153177485/20570) - ![Photo](/listings/photos/153177485/20573) - ![Photo](/listings/photos/153177485/20574) - ![Photo](/listings/photos/153177485/20578) - ![Photo](/listings/photos/153177485/20582) - ![Photo](/listings/photos/153177485/20586) - ![Photo](/listings/photos/153177485/20590) - ![Photo](/listings/photos/153177485/20594) - ![Photo](/listings/photos/153177485/20596) - ![Photo](/listings/photos/153177485/20599) - ![Photo](/listings/photos/153177485/20605) - ![Photo](/listings/photos/153177485/20608) - ![Photo](/listings/photos/153177485/20612) - ![Photo](/listings/photos/153177485/20615) - ![Photo](/listings/photos/153177485/20617) - ![Photo](/listings/photos/153177485/20619) - ![Photo](/listings/photos/153177485/20620) - ![Photo](/listings/photos/153177485/20622) - ![Photo](/listings/photos/153177485/20625) - ![Photo](/listings/photos/153177485/20626) - ![Photo](/listings/photos/153177485/20628) - ![Photo](/listings/photos/153177485/20631) - ![Photo](/listings/photos/153177485/20633) - ![Photo](/listings/photos/153177485/20635) - ![Photo](/listings/photos/153177485/20637) - ![Photo](/listings/photos/153177485/20639) - ![Photo](/listings/photos/153177485/20641) - ![Photo](/listings/photos/153177485/20643) - ![Photo](/listings/photos/153177485/20646) - ![Photo](/listings/photos/153177485/20648) - ![Photo](/listings/photos/153177485/20650) - ![Photo](/listings/photos/153177485/20652) - ![Photo](/listings/photos/153177485/20655) ## Floorplans - ![All](/listings/photos/153177485/20659) - All ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | SHADY HOLLOW TOFT ROAD, KNUTSFORD, MACCLESFIELD, CHESHIRE, WA16 9EE | £315,000 | 29/08/1995 | 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 | |---------|-------|------|------| | 20 GRASSFIELD WAY, KNUTSFORD, CHESHIRE EAST, WA16 9AF | £551,000 | 03/12/2025 | Detached | | 45 SUMMERS WAY, KNUTSFORD, CHESHIRE EAST, WA16 9AR | £664,000 | 28/11/2025 | Detached | | 140 GROVE PARK, KNUTSFORD, CHESHIRE EAST, WA16 8QD | £650,000 | 21/11/2025 | Detached | | SANCTUM LEGH ROAD, KNUTSFORD, CHESHIRE EAST, WA16 8LP | £1,000,000 | 12/02/2025 | Detached | | 4 SUMMERS CLOSE, KNUTSFORD, CHESHIRE EAST, WA16 9AW | £480,000 | 25/01/2024 | Detached | | 22 ROWLEY WAY, KNUTSFORD, CHESHIRE EAST, WA16 9AU | £675,000 | 11/12/2023 | Detached | | 26 GRASSFIELD WAY, KNUTSFORD, CHESHIRE EAST, WA16 9AF | £405,000 | 01/11/2023 | Detached | | 17 BEXTON LANE, KNUTSFORD, CHESHIRE EAST, WA16 9BW | £1,170,000 | 01/11/2023 | Detached | | HANSEN HOUSE TOFT ROAD, KNUTSFORD, CHESHIRE EAST, WA16 9ED | £2,550,000 | 18/05/2023 | Detached | | THE HOLLIES LEGH ROAD, KNUTSFORD, CHESHIRE EAST, WA16 8LS | £1,075,000 | 12/05/2023 | Detached | | 5 GRASSFIELD WAY, KNUTSFORD, CHESHIRE EAST, WA16 9AF | £876,000 | 19/12/2022 | Detached | | 26 SUMMERS WAY, KNUTSFORD, CHESHIRE EAST, WA16 9AP | £516,000 | 12/12/2022 | Detached | | 3 SUMMERS CLOSE, KNUTSFORD, CHESHIRE EAST, WA16 9AW | £495,000 | 02/12/2022 | Detached | | 101 ASHWORTH PARK, KNUTSFORD, CHESHIRE EAST, WA16 9DQ | £825,000 | 18/11/2022 | Detached | | 51 GROVE PARK, KNUTSFORD, CHESHIRE EAST, WA16 8QD | £700,000 | 11/11/2022 | Detached | | 9 LOWLAND WAY, KNUTSFORD, CHESHIRE EAST, WA16 9AG | £640,000 | 31/10/2022 | Detached | | 22 GRASSFIELD WAY, KNUTSFORD, CHESHIRE EAST, WA16 9AF | £463,000 | 10/10/2022 | Detached | | 4 SUMMERS WAY, KNUTSFORD, CHESHIRE EAST, WA16 9AQ | £499,950 | 07/10/2022 | Detached | | 3 SUMMERS WAY, KNUTSFORD, CHESHIRE EAST, WA16 9AQ | £724,461 | 20/09/2022 | Detached | | THE COACH HOUSE LEGH ROAD, KNUTSFORD, CHESHIRE EAST, WA16 8LP | £2,050,000 | 11/08/2022 | Detached | **Area average:** £850,471 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £844,904 (51 Detached, WA16, 2024–2026) - **Deviation:** +136.1% ## 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:** 0.05% (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:** £6,456/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -12% - **10y growth:** 31.2% ## House Price Index (HM Land Registry) *Official index for Cheshire East; Detached series; as of April 2026.* - **1y growth (index):** 0.9% - **5y growth (index):** 20.9% - **10y growth (index):** 48.3% ## 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)