# 4 bedroom detached house for sale (WA16 7LL) ## Property Details | Key | Value | |-----|-------| | Address | BARNES GREEN COTTAGE, NEWTON HALL LANE, KNUTSFORD, MOBBERLEY, CHESHIRE EAST WA16 7LL | | Price | £1,100,000 | | Bedrooms | 4 | | Bathrooms | 3 | | Council tax | G | | Construction age | England and Wales: before 1900 | | Floor area | 161 m² | | Last sold | £750,000 Nov 2018 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** D - **Expiry date:** 07/05/2036 - **Current heating cost:** £1,491/year - **Est. upgrade cost to C:** £19,600 ### Recommendations - Q (£7,500 - £11,000) - W2 (£5,000 - £10,000) - I (£2,200 - £3,500) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0182-3062-8205-1756-2204) ## Description A truly charming part thatched period country cottage, set within half an acre of tranquil cottage gardens and grounds, with lovely views over adjoining open countryside, and situated in a really pretty position on the edge of the village. The main house feels spacious and bright and at around 1850 square feet, boasts three good sized ground floor reception rooms, as well as a large kitchen/diner with a vaulted ceiling, Aga cooker with further Neff appliances, and underfloor heating, ideal for family living or entertaining alike. There are four bedrooms in all including three at first floor level and one on the ground floor ideal, for guests. The first floor bedrooms have fitted furniture, and the main bedroom has an en suite. The cottage boasts some lovely traditional features throughout, including timber beams, oak doors, a wood burning stove, and a glazed link hallway which opens to a quaint courtyard. A self contained Annex provides further guest accommodation with its own en suite facilities. Nestled within the garden is a vine covered pergola, leading to a thatched summer house that is surrounded by a beautiful David Austin rose hedge creating a really tranquil corner. For garden enthusiasts there are plenty of established borders, a large lawn, raised beds, an orchard, soft fruit bed, vegetable patch and a greenhouse. This truly is a gardener’s dream. Parking is ample, with a large driveway situated behind electric gates leading to a double carport. Mobberley offers plenty of amenities including; a primary school, doctors, vets, bakery, village shop and there are even several award winning pubs within walking distance of the property. The house is conveniently positioned between Knutsford and Wilmslow with easy access to both motorway links and Manchester Airport, and the picturesque villages of Hale and Alderley Edge are less than 10 minutes away. EPC Rating: D ## Property Photos - ![Photo](/listings/photos/89441046/642827) - ![Photo](/listings/photos/89441046/642828) - ![Photo](/listings/photos/89441046/642829) - ![Photo](/listings/photos/89441046/642830) - ![Photo](/listings/photos/89441046/642831) - ![Photo](/listings/photos/89441046/642832) - ![Photo](/listings/photos/89441046/642833) - ![Photo](/listings/photos/89441046/642834) - ![Photo](/listings/photos/89441046/642835) - ![Photo](/listings/photos/89441046/642836) - ![Photo](/listings/photos/89441046/642837) - ![Photo](/listings/photos/89441046/642838) - ![Photo](/listings/photos/89441046/642839) - ![Photo](/listings/photos/89441046/642840) - ![Photo](/listings/photos/89441046/642841) - ![Photo](/listings/photos/89441046/642842) - ![Photo](/listings/photos/89441046/642843) - ![Photo](/listings/photos/89441046/642844) - ![Photo](/listings/photos/89441046/642845) - ![Photo](/listings/photos/89441046/642846) - ![Photo](/listings/photos/89441046/642847) - ![Photo](/listings/photos/89441046/642848) - ![Photo](/listings/photos/89441046/642849) - ![Photo](/listings/photos/89441046/642850) - ![Photo](/listings/photos/89441046/642851) - ![Photo](/listings/photos/89441046/642852) - ![Photo](/listings/photos/89441046/642853) - ![Photo](/listings/photos/89441046/642854) - ![Photo](/listings/photos/89441046/642855) - ![Photo](/listings/photos/89441046/642856) - ![Photo](/listings/photos/89441046/642857) - ![Photo](/listings/photos/89441046/642858) - ![Photo](/listings/photos/89441046/642859) - ![Photo](/listings/photos/89441046/642860) - ![Photo](/listings/photos/89441046/642861) - ![Photo](/listings/photos/89441046/642862) - ![Photo](/listings/photos/89441046/642863) - ![Photo](/listings/photos/89441046/642864) - ![Photo](/listings/photos/89441046/642865) - ![Photo](/listings/photos/89441046/642866) - ![Photo](/listings/photos/89441046/642867) ## Floorplans - ![All](/listings/photos/89441046/642868) - All ## EPC Graphs - ![EPC 1](/listings/photos/89441046/642869) - EPC 1 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | BARNES GREEN COTTAGE NEWTON HALL LANE, MOBBERLEY, KNUTSFORD, CHESHIRE EAST, WA16 7LL | £750,000 | 06/11/2018 | 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 | |---------|-------|------|------| | 2 HOLT GARDENS, MOBBERLEY, KNUTSFORD, CHESHIRE EAST, WA16 7LH | £1,300,000 | 20/05/2022 | Detached | | [Same street] BARROWDALE NEWTON HALL LANE, MOBBERLEY, KNUTSFORD, CHESHIRE EAST, WA16 7LL | £1,650,000 | 28/01/2022 | Other | | 3 HOLT GARDENS, MOBBERLEY, KNUTSFORD, CHESHIRE EAST, WA16 7LH | £1,461,500 | 16/12/2021 | Detached | **Street average:** £1,650,000 (1 sale) **Area average:** £1,380,750 (2 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £846,762 (54 Detached, WA16, 2024–2026) - **Deviation:** +29.9% ## 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 ## Rental Comparables *Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.* | Title | Rent | Beds | Distance | As seen on | |------|------|------|------|------| | 4 Bed Detached House, Blakeley Lane, WA16 | £4,950/mo | 4 | 0.43 miles | OpenRent | **Average rent: £4,950/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.45% (weak for cashflow) - **Max investor price (0.8%):** £618,750 - **Target investor price (1%):** £495,000 *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 OpenRent comparables.* ## Rent-driven metrics *Based on OpenRent comparables (median £4,950/mo).* - **Gross yield:** 5.4% - **Cost-to-rent:** 18.5× - **Monthly cashflow:** £98/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 0.4% *Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).* ## Price per Square Metre - **£/m²:** £6,832/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -11.8% - **10y growth:** 24.4% ## House Price Index (HM Land Registry) *Official index for Cheshire East; Detached series; as of May 2026.* - **1y growth (index):** 3.3% - **5y growth (index):** 23.5% - **10y growth (index):** 50.8% ## 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)