# 4 bedroom detached house for sale (WA16 0LJ) ## Property Details | Key | Value | |-----|-------| | Address | FERNHILL FARM, FROG LANE, KNUTSFORD, PICKMERE, CHESHIRE EAST WA16 0LJ | | Price | £1,250,000 | | Bedrooms | 4 | | Bathrooms | 3 | | Council tax | G | | Last sold | £465,000 Jan 2014 | ## Description An exceptional rural home with formal gardens, outbuildings and about four acres. **Description** Fernhill Farm is an impressive and characterful country residence dating back to circa 1753, beautifully positioned in a west facing setting with uninterrupted views across its own paddocks and surrounding open countryside. The property combines period charm with contemporary family living, complemented by a range of useful outbuildings and a particularly attractive equestrian setup, making it ideal for those seeking space, privacy and a rural lifestyle while remaining accessible to Knutsford and beyond. The accommodation is arranged over two floors and offers generously proportioned, light filled rooms, all enjoying delightful views over the gardens or adjoining paddocks. The heart of the house is the spacious kitchen, fitted with an extensive range of units and quality AEG appliances, incorporating a breakfast bar and dining area, perfectly suited to both everyday family life and entertaining. A fully fitted utility room is situated just off the kitchen, providing excellent additional storage and practicality. A study offers an ideal homeworking environment, while the large sitting room is a particular highlight, featuring bi folding doors opening directly onto the rear terrace, a log burner, and wonderful connections to the garden beyond. Also on the ground floor is a downstairs shower room, a particularly useful feature for country and equestrian living. An elegant staircase rises to the first floor, illuminated by a feature window overlooking the paddocks, creating a striking sense of arrival. There are four spacious bedrooms, all enjoying attractive countryside views. The principal bedroom suite is notably generous, positioned to the rear of the house and featuring a glass Juliet balcony, a walk in dressing room, and a large contemporary en suite bathroom. The remaining bedrooms are served by a well appointed family bathroom. Fernhill Farm is approached via large entrance gates opening onto a sweeping driveway with ample parking and access to the garage, which features electric doors and benefits from a tack and feed store to the rear. To the front of the house are lawned gardens, while to the rear lies a delightful terrace, ideal for outdoor dining, enjoying the property’s west facing aspect and evening sunsets. Beyond the terrace, formal lawns lead seamlessly to the stables and paddocks beyond. The land extends to approximately 4 acres, divided by established hedging and electric fencing, creating secure and well defined boundaries. An old piggery and additional outbuildings provide excellent storage and scope for a variety of uses, subject to requirements. Equestrian Facilities The property offers an excellent equestrian setup, with direct access from the gardens to the stables and paddocks, making Fernhill Farm particularly appealing to equestrian buyers or those looking for smallholding potential. **Location** Pickmere is a delightful Cheshire village, surrounded by rolling countryside and peaceful open fields. Frog Lane enjoys an enviable position approximately four miles north of Northwich and six miles west of Knutsford. The area is renowned for its picturesque walking and cycling routes, while nearby attractions such as Arley Hall and Tatton Park add to its appeal. The village itself has been recognised for its charm, having previously been awarded Best Kept Village/Market Town in Cheshire at the Cheshire Community Pride competition. The lake at Pickmere is a much loved feature of the village, often enjoyed by kayakers, windsurfers and open water swimmers who make the most of its tranquil setting. The village provides a small selection of local amenities, including the Red Lion public house offering a welcoming spot for food and drink, complete with a garden ideal for sunny days. Knutsford is approximately 4.4 miles from Pickmere. The town contains a range of retail facilities, leisure services, restaurants, a cinema, and other commercial amenities. The area provides road links to the M6 and M56, which connect to regional centres including Chester, Warrington, Liverpool, Manchester and MediaCityUK. Manchester International Airport and Manchester city centre are within commuting distance. Rail services are available from Knutsford, Plumley, Lostock Gralam and Wilmslow, with routes to Manchester and Stockport and connections to the West Coast Main Line for London. The property is within reach of state and private educational facilities. Local primary schools include Wincham and Great Budworth. Independent schools with transport provision to the area include The Grange School at Hartford, Cransley School and Terra Nova School. All travel times and distances are approximate. Square Footage: 1,988 sq ft Acreage: 4 Acres **Additional Info** Council Tax Band G ## Property Photos - ![Front](/listings/photos/174468443/120271) - Front - ![Aerial](/listings/photos/174468443/120272) - Aerial - ![Rear](/listings/photos/174468443/120273) - Rear - ![Garden](/listings/photos/174468443/120274) - Garden - ![Garden](/listings/photos/174468443/120275) - Garden - ![Rear](/listings/photos/174468443/120276) - Rear - ![Garden](/listings/photos/174468443/120277) - Garden - ![Sitting Room](/listings/photos/174468443/120278) - Sitting Room - ![Sitting Room](/listings/photos/174468443/120279) - Sitting Room - ![Kitchen](/listings/photos/174468443/120280) - Kitchen - ![Kitchen](/listings/photos/174468443/120281) - Kitchen - ![Kitchen](/listings/photos/174468443/120282) - Kitchen - ![Shower Room](/listings/photos/174468443/120283) - Shower Room - ![Study](/listings/photos/174468443/120284) - Study - ![Principal Bedroom](/listings/photos/174468443/120285) - Principal Bedroom - ![View](/listings/photos/174468443/120286) - View - ![Principal Bedroom](/listings/photos/174468443/120287) - Principal Bedroom - ![En Suite](/listings/photos/174468443/120288) - En Suite - ![Bedroom](/listings/photos/174468443/120289) - Bedroom - ![Bedroom](/listings/photos/174468443/120290) - Bedroom - ![Bedroom](/listings/photos/174468443/120291) - Bedroom - ![Landing](/listings/photos/174468443/120292) - Landing - ![Bathroom](/listings/photos/174468443/120293) - Bathroom - ![Utility](/listings/photos/174468443/120294) - Utility - ![Land](/listings/photos/174468443/120295) - Land - ![Map](/listings/photos/174468443/120296) - Map ## Floorplans - ![Floorplan](/listings/photos/174468443/120297) - Floorplan ## EPC Graphs - ![EPC Rating Graph](/listings/photos/174468443/120298) - EPC Rating Graph ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | FERNHILL FARM FROG LANE, PICKMERE, KNUTSFORD, CHESHIRE EAST, WA16 0LJ | £465,000 | 03/01/2014 | 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] WALL HILL BARN FROG LANE, PICKMERE, KNUTSFORD, CHESHIRE EAST, WA16 0LJ | £1,000,000 | 11/11/2021 | Detached | | [Same street] WALL HILL COTTAGE 2 FROG LANE, PICKMERE, KNUTSFORD, CHESHIRE EAST, WA16 0LJ | £556,000 | 17/09/2021 | Terraced | **Street average:** £778,000 (2 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £865,297 (51 Detached, WA16, 2024–2026) - **Deviation:** +44.5% ## 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:** 0.08% (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:** 22.9% - **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)