# 7 bedroom detached house for sale (CW5 8JJ) ## Property Details | Key | Value | |-----|-------| | Address | UNIT 4 COOKS PIT FARM, WOODHEY LANE, NANTWICH, FADDILEY, CHESHIRE EAST CW5 8JJ | | Price | £850,000 | | Bathrooms | 1 | | Council tax | G | | Last sold | £465,000 Jun 2021 | ## Description A rare opportunity to acquire a traditional Victorian farmhouse, formerly part of the Peckforton Estate, occupying a private rural setting and offered to the market for the first time since 1947. Extending to over 5,000 sq ft and arranged over three floors, with cellars below and a substantial range of outbuildings, the property represents an increasingly rare opportunity to acquire a house of scale with genuine potential to create a bespoke country home. Cooks Pit Farm enjoys a particularly attractive position within open countryside, approached via a quiet lane and set within its own grounds. The setting provides a notable degree of privacy, with open views across surrounding farmland and a traditional arrangement of house, yard and buildings. Constructed in brick beneath pitched roofs, the farmhouse displays characteristic Victorian features including prominent chimneys, gables and cast metal windows with wooden frames, all reflecting its origins as part of the wider Peckforton Estate. The Property The house provides extensive accommodation arranged over three floors, with additional cellar space beneath. The overall layout offers considerable flexibility, both in terms of internal arrangement and future enhancement. Internally, a number of original features remain, including exposed beams, brick fireplaces and traditional joinery, which serve as a strong foundation for restoration. The principal reception rooms are well proportioned and enjoy views across the gardens. These spaces provide a combination of formal and informal living areas and offer clear potential to be reconfigured or opened up to suit modern preferences. The kitchen sits to the rear of the house and is of a traditional arrangement. Whilst functional, it would now benefit from a comprehensive update, with scope to create a larger, more contemporary living space, subject to the necessary consents. To the upper floors, there are a number of bedrooms of good size, providing flexibility for family accommodation or guest use. The scale of the house allows for the creation of a principal suite alongside additional bedrooms if required. The second floor includes further rooms arranged within the roof space with unencumbered head room, characterized by exposed timbers and reduced ceiling heights, offering additional accommodation or for alternative uses. Outbuildings One of the defining features of the property is the extensive range of traditional brick outbuildings including barns, stabling, workshops and stores, arranged around the main house in a classic farm courtyard formation. These buildings contribute significantly to the overall offering and provide a wide range of potential uses, whether for storage, workspace or conversion, subject to the necessary consents. It should be noted that the larger agricultural buildings visible beyond the immediate curtilage are not included within the sale. Gardens and Grounds The property extends to approximately 3.61 acres, comprising formal garden areas and paddock land. The gardens surrounding the house are laid predominantly to lawn and are bounded by established hedging, providing a good degree of privacy. The adjoining paddock offers useful grazing land, well suited to equestrian or smallholding use. Further land may be available by separate negotiation for those seeking a larger holding.Cooks Pit Farm is situated within the rural hamlet of Faddiley, enjoying a quiet yet accessible position within the South Cheshire countryside. The nearby market town of Nantwich provides a comprehensive range of amenities including independent shops, supermarkets, schooling and leisure facilities. The area is well known for its attractive landscape and accessibility, with road connections to the wider region. Directions From Nantwich, follow Barony Road (B5074) to Reaseheath Roundabout and take the first exit onto the A51. Continue onto the A534 towards Wrexham, then turn left onto Wrexham Road and right onto Ravens Lane. Follow onto Swanley Lane, continuing as Springe Lane and Nantwich Road. Turn right onto Woodhey Lane, where the property is situated on the right-hand side. What3words: attaching.beamed.tidy ## Property Photos - ![Photo](/listings/photos/90196107/759095) - ![Photo](/listings/photos/90196107/759096) - ![Photo](/listings/photos/90196107/759097) - ![Photo](/listings/photos/90196107/759098) - ![Photo](/listings/photos/90196107/759099) - ![Photo](/listings/photos/90196107/759100) - ![Photo](/listings/photos/90196107/759101) - ![Photo](/listings/photos/90196107/759102) - ![Photo](/listings/photos/90196107/759103) - ![Photo](/listings/photos/90196107/759104) - ![Photo](/listings/photos/90196107/759105) - ![Photo](/listings/photos/90196107/759106) - ![Photo](/listings/photos/90196107/759107) - ![Photo](/listings/photos/90196107/759108) - ![Photo](/listings/photos/90196107/759109) - ![Photo](/listings/photos/90196107/759110) - ![Photo](/listings/photos/90196107/759111) - ![Photo](/listings/photos/90196107/759112) - ![Photo](/listings/photos/90196107/759113) - ![Photo](/listings/photos/90196107/759114) - ![Photo](/listings/photos/90196107/759115) - ![Photo](/listings/photos/90196107/759116) ## Floorplans - ![Floorplan 8695226.pd](/listings/photos/90196107/759117) - Floorplan 8695226.pd ## EPC Graphs - ![EPC- Cooks Pitt Farm](/listings/photos/90196107/759118) - EPC- Cooks Pitt Farm ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | UNIT 4 COOKS PIT FARM WOODHEY LANE, FADDILEY, NANTWICH, CHESHIRE EAST, CW5 8JJ | £465,000 | 30/06/2021 | Terraced | ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | WHITE LODGE, CHORLEY, NANTWICH, CHESHIRE EAST, CW5 8JR | £530,000 | 16/12/2025 | Detached | | 2 PLANTATION CLOSE, ASTON, NANTWICH, CHESHIRE EAST, CW5 8DZ | £590,000 | 12/12/2025 | Detached | | THE OLD PUMP HOUSE WRENBURY ROAD, WRENBURY, NANTWICH, CHESHIRE EAST, CW5 8HA | £740,000 | 01/12/2025 | Detached | | 3 PINSLEY VIEW, WRENBURY, NANTWICH, CHESHIRE EAST, CW5 8HP | £269,995 | 28/08/2025 | Detached | | 8 MULBERRY AVENUE, ASTON, NANTWICH, CHESHIRE EAST, CW5 8FZ | £362,500 | 01/07/2025 | Detached | | JASMINE COTTAGE CHAPEL LANE, BADDILEY, NANTWICH, CHESHIRE EAST, CW5 8PT | £625,000 | 26/06/2025 | Detached | | 6 MULBERRY AVENUE, ASTON, NANTWICH, CHESHIRE EAST, CW5 8FZ | £405,000 | 20/03/2025 | Detached | | HALL O COOLE HEATLEY LANE, BROOMHALL, NANTWICH, CHESHIRE EAST, CW5 8BA | £1,245,000 | 31/07/2024 | Detached | | 7 COOPERAGE WAY, ASTON, NANTWICH, CHESHIRE EAST, CW5 8FU | £420,000 | 04/05/2024 | Detached | | ROSEDENE WHITCHURCH ROAD, ASTON, NANTWICH, CHESHIRE EAST, CW5 8DB | £280,000 | 02/02/2024 | Detached | | IVY COTTAGE WREXHAM ROAD, BURLAND, NANTWICH, CHESHIRE EAST, CW5 8LR | £1,025,000 | 31/01/2024 | Detached | | ELM HOUSE SHEPPENHALL LANE, ASTON, NANTWICH, CHESHIRE EAST, CW5 8DE | £915,000 | 14/12/2023 | Detached | | 9 SILVERBIRCH GROVE, ASTON, NANTWICH, CHESHIRE EAST, CW5 8GD | £442,500 | 06/12/2023 | Detached | | 18 MULBERRY AVENUE, ASTON, NANTWICH, CHESHIRE EAST, CW5 8FZ | £450,000 | 01/12/2023 | Detached | | WESTWINDS SOUND LANE, RAVENSMOOR, NANTWICH, CHESHIRE EAST, CW5 8PS | £500,000 | 30/11/2023 | Detached | | 16 MULBERRY AVENUE, ASTON, NANTWICH, CHESHIRE EAST, CW5 8FZ | £425,000 | 30/11/2023 | Detached | | THE CHALET CHOLMONDELEY ROAD, WRENBURY, NANTWICH, CHESHIRE EAST, CW5 8HG | £330,000 | 28/11/2023 | Detached | | SOUTH VIEW SANDY LANE, ASTON, NANTWICH, CHESHIRE EAST, CW5 8DG | £247,500 | 10/11/2023 | Detached | | 14 MULBERRY AVENUE, ASTON, NANTWICH, CHESHIRE EAST, CW5 8FZ | £450,000 | 23/10/2023 | Detached | | PINNACLE HOUSE COOLE LANE, NEWHALL, NANTWICH, CHESHIRE EAST, CW5 8AY | £1,400,000 | 03/10/2023 | Detached | | [Same street] WOODHEY BARN WOODHEY LANE, FADDILEY, NANTWICH, CHESHIRE EAST, CW5 8JJ | £580,000 | 05/08/2022 | Terraced | | [Same street] PARKFIELDS WOODHEY LANE, FADDILEY, NANTWICH, CHESHIRE EAST, CW5 8JJ | £950,000 | 24/06/2022 | Other | **Street average:** £765,000 (2 sales) **Area average:** £582,625 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £478,219 (71 Detached, CW5, 2024–2026) - **Deviation:** +77.7% ## Rental Range *ONS Price Index of Private Rents (Cheshire East). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £881/mo - **Realistic:** £979/mo - **Optimistic:** £1,077/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Bolton and Bury (Apr 2025 – Mar 2026).* ## Rental Comparables *Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.* | Title | Rent | Beds | Distance | As seen on | |------|------|------|------|------| | 4 Bed Semi-Detached House, New Houses, CW5 | £1,650/mo | 4 | 0.47 miles | OpenRent | **Average rent: £1,650/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.19% (weak for cashflow) - **Max investor price (0.8%):** £206,250 - **Target investor price (1%):** £165,000 *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 £1,650/mo).* - **Gross yield:** 2.3% - **Cost-to-rent:** 42.9× - **Monthly cashflow:** £-1,887/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -9.2% *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).* ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 15.8% - **10y growth:** 38.8% ## House Price Index (HM Land Registry) *Official index for Cheshire East; Detached series; as of April 2026.* - **1y growth (index):** 0.9% - **5y growth (index):** 20.9% - **10y growth (index):** 48.3% ## 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)