# 4 bedroom detached house for sale (WA16 7BS) ## Property Details | Key | Value | |-----|-------| | Address | Y-BELAN, MOSS LANE, KNUTSFORD, MOBBERLEY, CHESHIRE EAST WA16 7BS | | Price | £1,150,000 | | Bedrooms | 4 | | Bathrooms | 3 | | Council tax | G | | Last sold | £665,000 Sep 2018 | ## Description Nestled along one of Mobberley’s most desirable country lanes, Paddock View is an exceptional detached family home occupying a beautifully private plot of over half an acre. Elevated from the lane yet remarkably level and usable, the grounds provide an enviable sense of space, seclusion and tranquillity, surrounded by mature greenery that creates an idyllic backdrop from every room and every window. Extensively renovated and stylishly presented throughout, the property offers over 2,175 sq ft of thoughtfully designed accommodation, perfectly suited to modern family living. The ground floor is centred around a stunning breakfast kitchen, complemented by a utility room and cloakroom/WC, while generous reception spaces include an impressive lounge and a substantial living/dining room, creating excellent flexibility for both everyday life and entertaining. The first floor provides four well-proportioned bedrooms, including a superb principal suite with a walk-in wardrobe and contemporary en-suite shower room. Bedrooms two and four both benefit from a shared ‘Jack and Jill’ en-suite, while the remaining bedrooms are served by a beautifully appointed family bathroom with a stunning feature bathtub. A useful dressing room further enhances bedroom three, creating a brilliant, family-focused accommodation. Despite its wonderfully peaceful setting, Paddock View enjoys outstanding convenience. Two charming country pubs are within easy walking distance, while the vibrant centres of Wilmslow, Knutsford and Alderley Edge are all reachable within approximately ten minutes by car, offering an excellent selection of shops, restaurants, schools and transport links. Combining substantial family accommodation, a stunning mature plot and a highly sought-after Mobberley location, Paddock View represents a rare opportunity to acquire a turnkey country home that balances rural charm with everyday convenience. EPC Rating: E ## Property Photos - ![Photo](/listings/photos/89704893/677631) - ![Photo](/listings/photos/89704893/677632) - ![Photo](/listings/photos/89704893/677633) - ![Photo](/listings/photos/89704893/677634) - ![Photo](/listings/photos/89704893/677635) - ![Photo](/listings/photos/89704893/677636) - ![Photo](/listings/photos/89704893/677637) - ![Photo](/listings/photos/89704893/677638) - ![Photo](/listings/photos/89704893/677639) - ![Photo](/listings/photos/89704893/677640) - ![Photo](/listings/photos/89704893/677641) - ![Photo](/listings/photos/89704893/677642) - ![Photo](/listings/photos/89704893/677643) - ![Photo](/listings/photos/89704893/677644) - ![Photo](/listings/photos/89704893/677645) - ![Photo](/listings/photos/89704893/677646) - ![Photo](/listings/photos/89704893/677647) - ![Photo](/listings/photos/89704893/677648) - ![Photo](/listings/photos/89704893/677649) - ![Photo](/listings/photos/89704893/677650) - ![Photo](/listings/photos/89704893/677651) - ![Photo](/listings/photos/89704893/677652) - ![Photo](/listings/photos/89704893/677653) - ![Photo](/listings/photos/89704893/677654) - ![Photo](/listings/photos/89704893/677655) - ![Photo](/listings/photos/89704893/677656) - ![Photo](/listings/photos/89704893/677657) - ![Photo](/listings/photos/89704893/677658) - ![Photo](/listings/photos/89704893/677659) - ![Photo](/listings/photos/89704893/677660) - ![Photo](/listings/photos/89704893/677661) ## Floorplans - ![All](/listings/photos/89704893/677662) - All ## EPC Graphs - ![EPC 1](/listings/photos/89704893/677663) - EPC 1 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | Y-BELAN MOSS LANE, MOBBERLEY, KNUTSFORD, CHESHIRE EAST, WA16 7BS | £665,000 | 14/09/2018 | 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 | |---------|-------|------|------| | [Same street] BEECH VIEW MOSS LANE, MOBBERLEY, KNUTSFORD, CHESHIRE EAST, WA16 7BS | £200,000 | 03/03/2023 | Other | | GRAVEYARD COTTAGE GRAVEYARD LANE, MOBBERLEY, KNUTSFORD, CHESHIRE EAST, WA16 7BT | £860,000 | 22/11/2022 | Detached | | DAMSON TREE COTTAGE PADDOCK HILL, MOBBERLEY, KNUTSFORD, CHESHIRE EAST, WA16 7BZ | £1,250,000 | 22/09/2021 | Detached | **Street average:** £200,000 (1 sale) **Area average:** £1,055,000 (2 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £865,297 (51 Detached, WA16, 2024–2026) - **Deviation:** +32.9% ## 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:** 0.08% (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:** 25.9% - **10y growth:** 90.4% ## 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)