Local market reports › WA area › WA16 › WA16 7
High Legh market report WA16 7, Knutsford
The standing WA16 7 (High Legh) property market report, rebuilt from the full public record every month. Every figure on this page comes from the public record: 2,209 sales registered with HM Land Registry in WA16 7 (Knutsford) since 1995, each one a completed purchase at a real price, plus current rental figures from the ONS. Nothing here is a valuation, an estimate or an asking price.
Sales data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: the middle 2026 sale in WA16 7 (Knutsford) came in at £335,000, out of 35 registered, up 6% on five years earlier, and the mean stands at £426,200, and by floor area homes here have averaged about £3,970 per square metre over the last five years. The record behind it is 2,209 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
WA16 7 is one sector of WA16 (Knutsford): a handful of streets, and the most local view the sold record can give. The price of that locality is lumpier charts, because each year's median rests on fewer sales.
Where WA16 7 sits
Shaded by median price on the same scale as the average prices map. Click any shape to open it on the live map with every sale plotted at its address, or zoom in past street level to see the sold homes right here.
What a home in WA16 7 sells for
Take the 35 registered 2026 sales in WA16 7 and the middle price, the median, is £335,000. The mean lands at £426,200, well clear of it: the mark of a market where a small number of costly homes drag the average upwards.
What a square metre costs in WA16 7
The last five years of sales put WA16 7 at roughly £3,970 per square metre. That figure, built from each sale's Energy Performance Certificate floor area, is the one that makes a small flat and a big house comparable.
Set against the £285,000 England and Wales median, WA16 7 sits 18% above the national market.
The price of a typical WA16 7 home, 1995 to 2026
Two lines: the median in the money of its day, and the same years restated by ONS CPIH into today's money, which is the truer test of getting dearer. Hover for exact figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £335,000 | £335,000 | 35 |
| 2025 | £525,000 | £537,554 | 56 |
| 2024 | £440,000 | £467,810 | 45 |
| 2023 | £395,000 | £434,009 | 56 |
| 2022 | £362,000 | £424,486 | 57 |
| 2021 | £315,200 | £399,084 | 88 |
| 2020 | £310,000 | £402,231 | 55 |
| 2019 | £373,000 | £488,914 | 55 |
| 2018 | £282,500 | £376,578 | 65 |
| 2017 | £295,000 | £402,350 | 51 |
| 2016 | £275,000 | £384,728 | 77 |
| 2015 | £270,000 | £381,510 | 77 |
| 2014 | £250,000 | £354,669 | 94 |
| 2013 | £282,500 | £406,489 | 52 |
| 2012 | £208,800 | £307,328 | 54 |
| 2011 | £205,000 | £309,471 | 69 |
| 2010 | £235,000 | £368,541 | 51 |
| 2009 | £205,000 | £329,539 | 47 |
| 2008 | £237,500 | £389,313 | 66 |
| 2007 | £250,000 | £424,070 | 121 |
| 2006 | £218,200 | £378,767 | 95 |
| 2005 | £235,000 | £418,205 | 94 |
| 2004 | £236,000 | £428,622 | 104 |
| 2003 | £158,000 | £291,074 | 86 |
| 2002 | £173,000 | £325,498 | 103 |
| 2001 | £170,000 | £326,816 | 91 |
| 2000 | £129,000 | £253,163 | 66 |
| 1999 | £120,000 | £239,154 | 63 |
| 1998 | £116,000 | £234,154 | 63 |
| 1997 | £95,800 | £196,466 | 56 |
| 1996 | £75,000 | £158,172 | 69 |
| 1995 | £81,000 | £176,082 | 48 |
In cash terms the typical WA16 7 home went from £81,000 in 1995 to £335,000 in 2026, roughly 4 times the price. Adjusted for inflation it still comes to a real rise of roughly 90%, so homes here got dearer in substance, not only in cash. In inflation-adjusted terms the high-water mark was 2025. The market now sits about 38% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the WA16 7 median
Each bar is the change on the year before, in cash. The zero line is the boundary between rising and falling.
The strongest year on record here is 2004 (+49.4% on the year before); the weakest, 2026 (−36.2%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What WA16 7 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −36.2% | −37.7% |
| 5 years (since 2021) | +1.2% | −3.4% |
| 10 years (since 2016) | +2.0% | −1.4% |
| 20 years (since 2006) | +2.2% | −0.6% |
Compound annual growth of the median sold price; the real column deflates by ONS CPIH. Annualised figures smooth the cycle (the chart above shows the cycle), and past growth is a record, not a forecast.
Sales activity in WA16 7
How many homes change hands
Each bar is a year's recorded sales. 2008's dip is the financial crisis, and the newest bar always grows for a while as late registrations arrive.
Over the last twelve months of data, 35 sales completed in WA16 7. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 95 sales a year before the financial crisis and 50 a year over the last five. Watch the volume as closely as the price. Thin years make jumpy medians, where one street's sales can move the figure, and the newest year is always incomplete because registrations trail completions by weeks or months.
The shape of the WA16 7 market
This is a thin market: 35 sales in the last twelve months of data. With that few transactions, one street selling well (or one block of cheap transfers) can move the median, so read the year lines as a range rather than a verdict. The record here is jumpy: year-on-year moves of ten per cent or more are common in the chart above, mostly a function of which homes happened to sell rather than the market lurching. Within WA16, this sector trades 25% below the district median: one of its district's cheaper corners.
What tenants pay around WA16 7
The local authority for WA16 7 is Cheshire East, and its ONS average private rent currently stands at £979 a month (May 2026 figures). Size sets most of the rent: one-beds average £692 a month here against £1,603 for four or more bedrooms.
Average monthly rent by size, Cheshire East
ONS Price Index of Private Rents, May 2026.
Against the £335,000 median purchase price, a rent of £979 a month (£11,748 a year) works out at a 3.5% gross yield, a ceiling figure that ignores letting costs, voids, maintenance and tax. Because rents are local-authority statistics, districts sharing the authority share the figure.
WA16 7 (High Legh): the questions that come up
Are property prices falling in WA16 7 (High Legh)?
Is WA16 7 (High Legh) a good place to buy a house?
How much did a house sell for in WA16 7 (High Legh)?
Where do WA16 7 prices go next?
The record answers a different question than "what happens next": the median is up 6% over five years in cash but down 16% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
What you could buy in WA16 now
Turning to what is actually available: 55 homes on the market right now, from 4 agents publishing to HomesIndex.
These cover the whole WA16 district, not just WA16 7: live asking prices are collected per district.
Of everything listed here, 30% asks less than the sold record of comparable homes. The comparison behind each listing uses recent recorded sales of similar homes close by.
- Chelford Road, Knutsford, Cheshire, WA16
- Marion Drive, Mobberley, Knutsford, C...
- Robert Moffat, High Legh, Knutsford
"Under comparable sales" means the asking price sits below what similar homes nearby actually fetched. Treat it as the start of a conversation, never a valuation, and always view the home.
See every WA16 home for sale on the map →
These asking prices come live from estate agents publishing feeds to HomesIndex, refreshed each Monday and Thursday. They are a sample of the market rather than its entirety, and an asking price is not a sale price.
Bedroom by bedroom: WA prices by size
Real sold prices by size across the WA area, straight from the Land Registry record. Size steps are fiercely local. A third bedroom adds a quarter to the price in some areas and close to four fifths in others, which is why no national rule of thumb survives contact with a real market.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | — | £265,000 | £385,000 (+45%) | £645,000 (+68%) | £1,000,000 (+55%) |
| Semi-detached | £180,000 | £210,000 (+17%) | £270,000 (+29%) | £440,000 (+63%) | £692,500 (+57%) |
| Terraced | £134,000 | £145,000 (+8%) | £190,000 (+31%) | £360,000 (+89%) | £675,500 (+88%) |
| Flat | £118,787 | £180,000 (+52%) | £350,000 (+94%) | — | — |
Built from the last four years of recorded sales by form and bedroom count. Bedroom counts are estimated from EPC records (the register carries none), so expect a small number of homes one size adrift. Blank cells mean too few homes for the figure to mean anything.
The risers and the fallers
The spread across the WA area is the point: the same five years treated these districts very differently.
Winners and losers across the WA area, five years
The districts that gained and lost most in cash terms, each row linking through to its own report.
Other sectors in WA16
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of WA16, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| WA16 0 | £480,000 | 34 |
| WA16 6 | £495,400 | 19 |
| WA16 8 | £360,000 | 41 |
| WA16 9 | £660,000 | 19 |
Zoom out to the full WA16 district report for the type split, monthly volumes and how WA16 compares with its neighbours.
Selling in WA16 7? Start from the sold record
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at WA16 7's shading and zoom to the sold homes on the street itself. Agents work from this same Land Registry record when they value; this page puts it in front of you before they arrive.
Estate agents working WA16 7: the featured spot on this report is free for founding agents, one per district. Claim WA16 7.
Go deeper
Behind the answers sits the same Land Registry record as this page, with WA16 7 already set as the subject. Free, one click sign in.
The live map plots every individual WA16 7 sale at its exact address, and the average prices map zooms from neighbourhood shading to single homes. For a specific question, the report tool writes a custom answer, and any sale's mortgage and rent calculator runs the numbers on a real purchase.
Method, briefly: HM Land Registry Price Paid Data (Crown copyright, OGL v3.0) supplies every sale, geocoded to address level; CPIH from the ONS restates prices in today's money; ONS local-authority figures supply the rents. Medians of real sales, not valuations. No part of this page is financial advice.