# 5 bedroom detached house for sale (WA16 6QF) ## Property Details | Key | Value | |-----|-------| | Address | EDEN HEIGHTS, MERESIDE ROAD, KNUTSFORD, MERE, CHESHIRE EAST WA16 6QF | | Price | £3,500,000 | | Bedrooms | 5 | | Bathrooms | 6 | | Council tax | H | | Last sold | £2,900,000 Jun 2021 | ## Description Eden Heights is a very special contemporary house with in a lovely landscaped plot with expansive driveway, attractive gardens with huge entertaining terraces, extending in all to about 0.6 of an acre. The house has a wonderful expanse of beautifully remodelled accommodation which extends to about 6,500ft², with interior design by Sally O’Connor of Hesellic Design. The main reception rooms are set around an impressive galleried entrance hall with a beautiful Oak floor, with cloakroom and WC off and there are four impressive reception rooms. The main drawing room has French doors leading out to the rear terrace, a decorative fireplace, beautiful fitted cabinets astride the chimney breast and sliding doors through to an impressive dining room, currently used as a playroom with built-in furniture and matching oak floor, window seating and fitted desk unit. There is a stunning bespoke split-level cinema/media room with raided seating area, and large adjacent study with a range of fitted cabinets and bookcases. The heart of the house is a spacious, open-plan kitchen/dining/living room with a stunning range of contemporary cabinets by Siematic with fitted Gaggenau appliances including twin ovens, coffee machine, wine cooler, gas and ceramic hob. The large central island is topped with a natural stone style work surface. The L-shaped space provides ample dining space adjacent to the kitchen where there is also built-in display cabinetry for crockery and drinks, and there is a family room to the side with fitted TV area and two sets of French doors leading out to the terrace. Also leading off the kitchen is a huge, further entertaining space, currently used as a gym and steam room. There was a swimming pool here originally but a previous owner covered it over. It could easily become a further large lounge and has a high vaulted ceiling with exposed roof trusses, and sliding doors lead out to the rear garden. There is another WC leading off the kitchen and a utility room with comms cupboard. The first floor landing is an impressive space overlooking the entrance hall, with a charming seating area with high vaulted ceiling. At first floor level there are in all five, all en suite bedrooms. The master suite is incredibly impressive, beautifully remodelled with a large bedroom area, built-in TV recess, French doors and dummy balcony to the front and several walk-in fully fitted dressing room areas for his and her, providing ample storage space. An adjacent en suite shower room has been beautifully remodelled, with high quality tiling and fitments in a contemporary style. The remaining four large double bedrooms are all of an excellent size and each have en suite shower rooms. Several of them have fitted wardrobes and one a walk-in dressing room. There's a useful first floor utility laundry room, ideal for a house of this size. The family bathroom has been beautifully remodelled with lovely quality contemporary fittings including a freestanding bath. The gardens and grounds are a really impressive feature of Eden Heights. Double remote gates give access to a spacious block paved driveway, there's a detached double garage and ample off-road parking. To the rear of the house is a huge, entertaining sun terrace which flows around the whole of the outside space and is lit at night. There's a formal astroturf section of the garden beyond which a larger lawn with children's play area and an outdoor recreation building currently housing the golf simulator. There is a contemporary, detached outbuilding designed as an entertaining space with a golf simulator. There are fitted kitchen cabinets, TV and fridge area, as well as its own WC. NB Planning consent was obtained to carry out a single story extension to the large gym room in 2022, although this expired in May, planning reference 21/5551M. EPC Rating: B ## Property Photos - ![Photo](/listings/photos/169946276/16247) - ![Photo](/listings/photos/169946276/16248) - ![Photo](/listings/photos/169946276/16249) - ![Photo](/listings/photos/169946276/16250) - ![Photo](/listings/photos/169946276/16251) - ![Photo](/listings/photos/169946276/16252) - ![Photo](/listings/photos/169946276/16253) - ![Photo](/listings/photos/169946276/16254) - ![Photo](/listings/photos/169946276/16255) - ![Photo](/listings/photos/169946276/16256) - ![Photo](/listings/photos/169946276/16257) - ![Photo](/listings/photos/169946276/16258) - ![Photo](/listings/photos/169946276/16259) - ![Photo](/listings/photos/169946276/16260) - ![Photo](/listings/photos/169946276/16261) - ![Photo](/listings/photos/169946276/16262) - ![Photo](/listings/photos/169946276/16263) - ![Photo](/listings/photos/169946276/16264) - ![Photo](/listings/photos/169946276/16265) - ![Photo](/listings/photos/169946276/16266) - ![Photo](/listings/photos/169946276/16267) - ![Photo](/listings/photos/169946276/16268) - ![Photo](/listings/photos/169946276/16269) - ![Photo](/listings/photos/169946276/16270) - ![Photo](/listings/photos/169946276/16271) - ![Photo](/listings/photos/169946276/16272) - ![Photo](/listings/photos/169946276/16273) - ![Photo](/listings/photos/169946276/16274) - ![Photo](/listings/photos/169946276/16275) - ![Photo](/listings/photos/169946276/16276) - ![Photo](/listings/photos/169946276/16277) - ![Photo](/listings/photos/169946276/16278) - ![Photo](/listings/photos/169946276/16279) - ![Photo](/listings/photos/169946276/16280) - ![Photo](/listings/photos/169946276/16281) - ![Photo](/listings/photos/169946276/16282) - ![Photo](/listings/photos/169946276/16283) ## Floorplans - ![All](/listings/photos/169946276/16284) - All ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | EDEN HEIGHTS MERESIDE ROAD, MERE, KNUTSFORD, CHESHIRE EAST, WA16 6QF | £2,900,000 | 22/06/2021 | 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 | |---------|-------|------|------| | MAPLE HOUSE CLAMHUNGER LANE, MERE, KNUTSFORD, CHESHIRE EAST, WA16 6QG | £2,800,000 | 23/01/2026 | Detached | | 7 STEADINGS RISE, MERE, KNUTSFORD, CHESHIRE EAST, WA16 0WB | £1,300,000 | 01/07/2024 | Detached | | [Same street] TOLL BAR MERESIDE ROAD, MERE, KNUTSFORD, CHESHIRE EAST, WA16 6QF | £1,330,000 | 08/03/2024 | Detached | | 5 STEADINGS RISE, MERE, KNUTSFORD, CHESHIRE EAST, WA16 0WB | £1,100,000 | 31/03/2023 | Detached | | MOSS VIEW FARM WARRINGTON ROAD, MERE, KNUTSFORD, CHESHIRE EAST, WA16 0TB | £1,350,000 | 15/11/2022 | Detached | | [Same street] ROSE COTTAGE MERESIDE ROAD, MERE, KNUTSFORD, CHESHIRE EAST, WA16 6QF | £1,010,000 | 30/09/2022 | Detached | | RAVENSTONE CLAMHUNGER LANE, MERE, KNUTSFORD, CHESHIRE EAST, WA16 6QG | £1,620,000 | 25/03/2022 | Detached | | THAXTED WARRINGTON ROAD, MERE, KNUTSFORD, CHESHIRE EAST, WA16 0TF | £1,685,000 | 21/06/2021 | Detached | **Street average:** £1,170,000 (2 sales) **Area average:** £1,642,500 (6 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £865,297 (51 Detached, WA16, 2024–2026) - **Deviation:** +304.5% ## 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 East Lancs (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £793/mo ## 1% Rule - **Rent ratio:** 0.03% (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:** 22.7% - **10y growth:** 58.4% ## 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)