Local market reports › WA area › WA16
High Legh market report WA16, Knutsford
The WA16 (High Legh) house price history in full, 1995 to 2026, in cash and in today's money. Every figure on this page comes from the public record: 14,219 sales registered with HM Land Registry in WA16 (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 July 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: a typical WA16 (Knutsford) home changed hands for £447,500 in 2026 (median of 148 registered sales, up 3% on five years earlier), with the mean at £549,500, and by floor area homes here have averaged about £4,340 per square metre over the last five years. Source: 14,219 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
The postcode district WA16 covering High Legh, Knutsford, Mobberley sits in Knutsford. A district is the workhorse unit for reading a market: local enough to be meaningful, busy enough that the medians rest on a steady flow of sales.
Where WA16 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 sells for
148 sales were registered in WA16 in 2026, and the middle one of them, the median, went for £447,500. The mean works out at £549,500, well clear of it: the mark of a market where a small number of costly homes drag the average upwards.
Price per square metre in WA16
A square metre of WA16 home has cost about £4,340 on average across the last five years of sales, using the floor area on each home's Energy Performance Certificate: the measure that puts a studio and a five-bed on the same footing.
For scale: the England and Wales median is £285,000, so WA16 trades 57% above the country as a whole.
The price of a typical WA16 home, 1995 to 2026
The cash median beside its inflation-adjusted twin (ONS CPIH). The adjusted line answers the harder question, whether homes really got dearer. Hover for the figures; the legend toggles each series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £447,500 | £447,500 | 148 |
| 2025 | £532,800 | £545,541 | 462 |
| 2024 | £460,000 | £489,074 | 413 |
| 2023 | £500,000 | £549,378 | 411 |
| 2022 | £471,200 | £552,536 | 396 |
| 2021 | £435,000 | £550,766 | 555 |
| 2020 | £406,200 | £527,053 | 386 |
| 2019 | £385,000 | £504,643 | 367 |
| 2018 | £364,300 | £485,619 | 395 |
| 2017 | £360,000 | £491,004 | 428 |
| 2016 | £350,000 | £489,653 | 467 |
| 2015 | £295,000 | £416,835 | 461 |
| 2014 | £293,600 | £416,523 | 441 |
| 2013 | £250,000 | £359,725 | 401 |
| 2012 | £250,000 | £367,969 | 353 |
| 2011 | £250,000 | £377,404 | 332 |
| 2010 | £247,800 | £388,614 | 336 |
| 2009 | £233,000 | £374,549 | 298 |
| 2008 | £252,500 | £413,901 | 294 |
| 2007 | £275,000 | £466,477 | 584 |
| 2006 | £235,000 | £407,930 | 592 |
| 2005 | £235,000 | £418,205 | 490 |
| 2004 | £222,500 | £404,103 | 533 |
| 2003 | £175,000 | £322,392 | 635 |
| 2002 | £168,500 | £317,031 | 708 |
| 2001 | £155,000 | £297,980 | 559 |
| 2000 | £130,000 | £255,125 | 508 |
| 1999 | £132,000 | £263,069 | 537 |
| 1998 | £112,200 | £226,484 | 464 |
| 1997 | £106,000 | £217,385 | 485 |
| 1996 | £94,000 | £198,242 | 429 |
| 1995 | £90,000 | £195,646 | 351 |
In cash terms the typical WA16 home went from £90,000 in 1995 to £447,500 in 2026, roughly 5 times the price. Adjusted for inflation it still comes to a real rise of roughly 129%, so homes here got dearer in substance, not only in cash. In inflation-adjusted terms the high-water mark was 2022. The market now sits about 19% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the WA16 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 (+27.1% on the year before); the weakest, 2026 (−16.0%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of detached houses dominate the record here, 41% of the typed total. A detached home currently trades at £700,000 against £217,500 for a flat, 3.2 times the price.
Median by property type, WA16
One line per type, years with too few sales omitted. Hover for the year's figures; click a legend entry to isolate a type.
| Type | Median (2026) | Sales that year | All-time sales |
|---|---|---|---|
| Detached | £700,000 | 55 | 5,803 |
| Semi-detached | £425,000 | 33 | 3,413 |
| Terraced | £343,800 | 40 | 3,237 |
| Flats | £217,500 | 20 | 1,766 |
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −16.0% | −18.0% |
| 5 years (since 2021) | +0.6% | −4.1% |
| 10 years (since 2016) | +2.5% | −0.9% |
| 20 years (since 2006) | +3.3% | +0.5% |
Each row is compound annual growth of the median; ONS CPIH supplies the real-terms deflator. Annualising irons out the cycle, which the chart above shows in full, and past growth records what happened rather than predicting anything.
The turnover behind the prices
The year-by-year sales count
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
The monthly pulse, last five years
Monthly registrations. The sawtooth is seasonal; the register runs weeks behind completions at the right-hand edge.
Over the last twelve months of data, 352 sales completed in WA16. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 576 sales a year before the financial crisis and 366 a year over the last five. Volume matters as much as price: when few homes change hands, the median gets jumpy and a single street can move the figure. The most recent year is always still filling in, because sales appear in the Land Registry weeks or months after completion.
Rents around WA16
WA16 falls under Cheshire East, where the ONS puts the average private rent 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.
Set against the £447,500 median sold price, £979 a month is £11,748 a year, a gross yield of 2.6%: gross, before letting costs, voids, maintenance and tax, so a ceiling rather than a promise. Rents are published at local-authority level, so nearby districts in the same authority share these figures.
Reading the WA16 market
Among the 16 measurable districts of its area, WA16 ranks 2 by median price: firmly in the dearer tier.
WA16 (High Legh): the questions that come up
Are property prices falling in WA16 (High Legh)?
Is WA16 (High Legh) a good place to buy a house?
How much did a house sell for in WA16 (High Legh)?
Where do WA16 prices go next?
No honest page predicts prices, so this one sticks to the record: the median is up 3% over five years in cash but down 19% after inflation. Anyone weighing a purchase should read the volume chart with the price chart, remembering that these are completed sales, registered weeks after the deals were actually struck.
What is for sale in WA16 right now
Everything above is what homes in WA16 sold for. Turning to what is actually available: 55 homes on the market right now, from 4 agents publishing to HomesIndex, at a typical asking price 13% below the WA16 median sold price.
30% of what is on the market here is asking below what comparable homes actually sold for. 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
The "under comparable sales" label measures each asking price against real nearby sales of similar homes: an opening position for a conversation rather than a valuation. The home itself still needs looking at.
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
The Land Registry record, split by size: what each kind of home actually sold for across the WA area. The jump between sizes is local: in some areas a third bedroom adds a quarter to the price, in others nearly four fifths, so a national rule of thumb will mislead you here.
| 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%) | — | — |
Four years of recorded sales, split by built form and bedroom count. The register does not state bedrooms, so sizes come from each home's EPC record and a few homes will land one size out. Blank cells mean too few homes for the figure to mean anything.
The risers and the fallers
WA16 ranks 16 of 16 in the WA area on five-year growth. The gap between the top and bottom of this chart is the difference between buying well and buying badly in the same city.
Five-year change in the median, WA area districts
Cash-terms risers and fallers across the area; click any row for that district's full report.
Inside WA16, sector by sector
The next slice down is the postcode sector: a group of streets, each with its own report. Two sectors a short walk apart can trade at sharply different prices.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| WA16 0 | £480,000 | 34 |
| WA16 6 | £495,400 | 19 |
| WA16 7 | £335,000 | 35 |
| WA16 8 | £360,000 | 41 |
| WA16 9 | £660,000 | 19 |
How WA16 compares nearby
Same city, different markets. The neighbouring districts of the WA area, dearest first:
| District | Median | 5-year |
|---|---|---|
| WA15 | £500,000 | +14% |
| WA16 (this report) | £447,500 | +3% |
| WA14 | £425,000 | +15% |
| WA13 | £375,000 | +4% |
| WA4 | £314,000 | +8% |
| WA6 | £302,500 | +15% |
| WA5 | £260,000 | +12% |
| WA3 | £254,000 | +14% |
| WA1 | £240,000 | +23% |
| WA12 | £215,000 | +19% |
| WA8 | £202,500 | +19% |
| WA2 | £195,500 | +26% |
| WA11 | £185,500 | +21% |
| WA7 | £180,000 | +20% |
| WA9 | £173,000 | +19% |
| WA10 | £170,000 | +17% |
Selling in WA16? Start from the sold record
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in WA16, open the average prices map and zoom from the WA16 shading down to the sold homes on your own street. Every recorded WA16 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim WA16.
Keep digging
Behind the answers sits the same Land Registry record as this page, with WA16 already set as the subject. Free, one click sign in.
Two maps carry on from here: every WA16 sale at its exact address, and the average prices map from area shading down to single homes. The report tool answers a specific question in writing, and each sale's mortgage and rent calculator prices a real purchase.
About the numbers: everything is computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to the address; today's-money figures use the ONS CPIH index, and rents are the ONS Price Index of Private Rents by local authority. These are medians of recorded sales, not valuations, and none of it is financial advice.